Lambeth is a borough that cuts a culturally diverse cross-section through central and South London. As a result, you’d be forgiven for not knowing quite where to start your property search in this unique area of the capital. We’ve drawn on the knowledge of Homeviews reviewers to rank the top ten best places to live in Lambeth.
Who could be better to guide the aspiring foodie than those who have already found the best restaurants in Lambeth? Who’s better placed to know the best primary schools in Lambeth than those currently raising families in the borough? Read on and find out what they have to say.
What are the benefits of living in the Lambeth borough?
Residents in Lambeth have a lot of variety in their scenery and lifestyle, depending on where they settle. Running along the Thames at the borough’s northern tip, the Southbank provides one of London’s top arts scenes. There’s also the iconic London Eye right alongside the OXO tower restaurant, both key fixtures of the London skyline.
History buffs have the Imperial War Museum and Lambeth Palace close at hand. Fun fact: the latter acts as the official London residence of the Archbishop of Canterbury. To live a bit of history, you might even do the Lambeth Walk yourself! The Walk was historically one of London’s most famous streets, later giving its name to the popular dance of the 1930s.
Moving into the district of Vauxhall, watching top-flight cricket at the Oval is a must for enthusiasts, while members of the LGBT community will find plenty of well-established bars and clubs in the area. There are even recent plans to establish the UK’s first LGBT supportive retirement village in the Bankhouse development. This is a new property designed by the renowned Sir Norman Foster.
Further south, Brixton and Clapham have become bywords for regeneration. From the electric atmosphere of a night out at Brixton’s 02 Academy to relaxing walks around the green expanse of Clapham Common on a Sunday, it is little wonder the areas have drawn in a steady stream of students and young professionals. The improved transport links, pacier lifestyle, and culturally vibrant communities all make these areas attractive to this demographic. The knock-on effect has been increased investment in the area, but also rising house prices, with figures showing a 50% increase over the last 10 years across multiple postcodes.
Average property prices in Lambeth
The average house price in Lambeth is around £650,000, but expect a big price range between similarly-sized properties across the borough.
Those able to pay the premium for a South Bank property can expect to buy terraced housing for around £1,430,000. If you’re hunting for a terraced property at the opposite end of the borough in suburban Streatham, expect far more affordable, albeit rising, prices in the region of £665.000. The Brixton and Clapham averages for terraces sit between this range at roughly £900,000 and £1,200,000 respectively.
The pandemic has reduced overall demand in the London rental market in the past year. However, Lambeth has bucked the broader trend for decreasing rents, growing by 8.8%. As a general guide, current averages for renting a 2-bed apartment in Brixton come in at about £430 per week.
10 best places to live in Lambeth
Let’s now look at how local residents ranked the best new homes in Lambeth. We only used the candid opinions and scores of verified residents to make this list.
4.64 (13 reviews)
4.64 (13 reviews)
The number one development for Lambeth is this residential development by UNCLE in the heart Stockwell. It features a collection of studios overlooking Larkhall Park. A rental-only property, Uncle Stockwell is close to Stockwell tube station (on the Victoria line) and Wandsworth Road station (for Overground and Southeastern National Rail links).
Next up we have Keybridge, a residential development in Vauxhall which features a collection of 595 studios, one, two and three-bedroom apartments across six individual buildings. It has a sleek modern look that residents have responded well to, along with a good range of on-site facilities. Also, Vauxhall rail station is only a seven-minute walk away, with connections to the Southern West Railway including links to London Waterloo.
4.08 (27 reviews)
4.08 (27 reviews)
Exchange Gardens comprises of 159 apartments to rent. Residents benefit from a range of facilities and amenities on site, include a concierge lobby in the Keybridge Lofts Building. In addition, residents can access the Keybridge Club Lounge, featuring informal seating areas, a hot desk area and meeting table as well as WiFi access. Likewise, there is a Spa and Gym, which features a 15 metre swimming pool, sauna, steam room, changing facilities and a range of gym equipment. The development is only a 9-minute walk from Vauxhall station, which has access to the Victoria line and South Western railway services.
4.90 (12 reviews)
4.90 (12 reviews)
Hail to the chief! Situated on London’s South Bank, opposite the Royal Festival Hall, The Whitehouse Apartments offers a selection of one, two and three-bedroom apartments. The development is within a four-minute walk to Waterloo station with its vast transport links via both Rail and Underground services and residents can enjoy rooftop gardens and a health and fitness suite.
Sitting halfway down our list is The Dumont, a mixed-use St James development in Southwark, which overlooks the River Thames. It’s home to a selection of studios and one to four-bedroom apartments. Vauxhall, the nearest station, offers brilliant links to the City via National Rail services and the Victoria line.
At number six it’s Nine Elms Point, a development by Barratt Homes which is a combined residential, cultural and business quarter. 648 homes are located within the space itself, and comprise one, two and three-bedroom apartments and penthouses. The development is adjacent to Vauxhall Underground, bus and rail station, offering rapid access to Oxford Circus via the Victoria line and Waterloo via the Overground.
Next we have Wingate Square, a residential development designed by Gerald Eve Architects comprising 170 two-bedroom homes in the heart of Clapham Junction. Situated equidistant between Clapham Common and Clapham Highstreet underground stations residents can reach Central London easily via the Northern line. Residents routinely mention the accessibility of the location and the great community spirit of the area.
Norwich House is a Columbia Group development located in Streatham Hill. Residents here enjoy great local amenities, such as being across the road from a local Tesco and just a 4-minute walk from Streatham Hill station, which has direct trains to London Victoria and London Bridge every couple of minutes.
Our penultimate listing, the Water Tower is a Bellway Homes development located in Elephant & Castle. There’s 113 apartments available here, ranging from studio and one-to-four-bedroom apartments. It’s situated just an 8-minute walk from Elephant & Castle underground station, which is served by the Northern and Bakerloo lines. Residents say that it’s remarkably quiet and peaceful within the development, despite its central location.
4.27 (14 reviews)
4.27 (14 reviews)
Finally, Vauxhall Sky Gardens is a Frasers Property mixed-use development comprising 239 one and two-bed apartments spanning over its 36 storeys. Commuters benefit from its close proximity to the transport hub at Vauxhall, as well as stylish modern interiors and fittings for the flats themselves.
For a more detailed view of what Lambeth has to offer, check out our area guide section. It has everything you need to get a better sense of the borough. From the cultural imprints of significant Afro-Caribbean and Portuguese communities, to fashionable eateries, popular pubs and the excellent links with the rest of central London, Lambeth is worth your attention.
HomeViews provides verified resident reviews of the UK’s housing developments. We’re working with developers, house builders, operators, housing associations and the Government to recognise high performers and help improve standards in the built environment.