Neighbourhood · Lambeth

Kennington West & Vauxhall North: house prices and how the area is changing

Official figures for the Kennington West & Vauxhall North neighbourhood of Lambeth, England (ONS area Lambeth 003). Headline figures assembled 5 October 2026. Additional local information checked 13 October 2026. Postcodes SE1, SE11. Figures that read a point use the neighbourhood's centre, near SE11 5PU.

An affluent neighbourhood, changing little against Lambeth

Kennington West & Vauxhall North is an affluent neighbourhood; it is changing little against Lambeth (signals are mixed: 5 rising and 3 falling of 21). Houses here typically resell for £990,000 and flats for £475,000 (median resale prices, 2023-2025). Recorded crime is higher than across Lambeth (1.2 times the borough's rate), schools nearby are improving slower than the council's and the nearest station, Kennington, is about an 8-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£990,000

Median resale price of houses in the neighbourhood, 2023-2025; -15% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£475,000

Median resale price of flats in the neighbourhood, 2023-2025; -5% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Mixed signs

Weighted balance +0.04; 5 of 21 signals up, 3 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 5 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 2 to 7.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£68,900

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.2 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

Slower than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Kennington West & Vauxhall North sits in Lambeth

Typical house price: joint 15th highest of the 32 neighbourhoods in Lambeth with enough house sales for one
Typical flat price: 15th highest of 35 neighbourhoods in Lambeth
Average household income: 12th lowest of 35 neighbourhoods in Lambeth

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Kennington West & Vauxhall North

Median resale price of houses each year here and across Lambeth, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Lambeth, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

5 of 21 counted signals point towards rising affluence against Lambeth, 3 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Plug-in car growth
New-build activity
Homes selling
New stations nearby
Benefit claims (DWP)

Falling behind the borough

Schools improving
Catching up with neighbouring areas
Borough against the region

Stations and schools nearby

Nearest stations

Kennington Underground station, about an 8-minute walk from the neighbourhood's centre (600 m in a straight line).
Vauxhall Railway station, about an 8-minute walk from the neighbourhood's centre (620 m in a straight line). About 44 trains an hour leave between 07:00 and 19:00 on a weekday: South Western Railway to London Waterloo (4 to 22 min) and Guildford (56 to 66 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Vauxhall Primary School 220 m from the neighbourhood's centre. Ofsted: Good (Nov 2023).
Nearest state secondary school Lilian Baylis Technology School 320 m from the neighbourhood's centre. Ofsted: Outstanding (Feb 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Kennington West & Vauxhall North

What is the typical house price in Kennington West & Vauxhall North?

£990,000. Median resale price of houses in the neighbourhood, 2023-2025; -15% against 2017-2019.

How does Kennington West & Vauxhall North compare with the rest of Lambeth?

Typical house price: joint 15th highest of the 32 neighbourhoods in Lambeth with enough house sales for one. Typical flat price: 15th highest of 35 neighbourhoods in Lambeth. Average household income: 12th lowest of 35 neighbourhoods in Lambeth.

Is Kennington West & Vauxhall North an affluent area?

Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Kennington West & Vauxhall North gentrifying?

Mixed signs. Weighted balance +0.04; 5 of 21 signals up, 3 down, against the borough.

What is the nearest station to Kennington West & Vauxhall North?

Kennington. Underground station, about an 8-minute walk from the neighbourhood's centre (600 m in a straight line).

Which state schools are nearest to Kennington West & Vauxhall North?

Nearest state primary school. Vauxhall Primary School. 220 m from the neighbourhood's centre. Ofsted: Good (Nov 2023). Nearest state secondary school. Lilian Baylis Technology School. 320 m from the neighbourhood's centre. Ofsted: Outstanding (Feb 2023).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Kennington West & Vauxhall North?

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.