London Bridge & West Bermondsey · Southwark · Bermondsey and Old Southwark constituency · 51.49634, -0.07984

SE1 3AA— London Bridge & West Bermondsey, Southwark

Location and area intelligence for SE1 3AA, London Bridge & West Bermondsey, Southwark

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 56/100Yield 4.85%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
64
Schools
90
Transport
56
Environment
42
Investment
63

The bottom line

SE1 3AA offers exceptional schools (100% Good/Outstanding) and fast broadband at £450,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

SE1 3AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London crime+101.0% vs London avg

Deep-dive guides for SE1 3AA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How SE1 3AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Grange Primary School

Not yet inspected · Inspected Feb 2025 · 2 min walk

KS2: 108.3

★★

Secondary

St Saviour's and St Olave's Church of England School

Good · Inspected Nov 2022 · 7 min walk

P8: +0.58A8: 56.0

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kintore Way Nursery School and Children's Centre

Not inspected · 4 min walk

9 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

130.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 381.5%

+20% vs borough

Crime by type

Anti-social behaviour22%
Other22%
Violence & sexual offences16%
Theft16%
Burglary9%
Drug offences6%
Vehicle crime5%
Robbery4%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

11

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Dockhead Fire Station · 801m

Crime is +101% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

+183.1%

This year

Flat

Dominant type

Price history

5-year change
-14.3%
Sales (24 months)5
New build0.0%
Avg terraced£742,500
Avg flat£450,000
Price per m²£6,829/m²
Price per ft²£634/ft²
Avg floor area68.7 m²

EPC breakdown

B
11%
C
30%
D
19%
E
5%
F
2%
G
2%

Based on 69 properties · Confidence: high

Street mix

Semi 6%Terraced 29%Detached 2%Flat 55%Other 8%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Stamp duty

Standard buyer£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£171,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+718%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

-19.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 60 sales

Property Type Mix

Total: 60 sales

Detached1.7%
Semi-detached6.7%
Terraced31.7%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£143k+159.1%1.7
Post-dot-com plateau2001–2004£165k£205k+24.2%4.8
Pre-crash peak2006–2007£235k£281k+19.4%4.5
GFC & correction2008–2012£330k£355k+7.6%2.3
Help-to-Buy recovery2013–2014£265k£875k+230.2%1
Brexit uncertainty2017–2018£568k£567k-0.1%1
Pandemic surge2020–2021£513k£525k+2.3%2
Rate-rise correction2022–2023£465k£325k-30.1%1
Current market2024–2025£415k£450k+8.4%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+0.9% α
Local
7.9%
District
7%
Flat/maisonette-0.2% α
Local
4.4%
District
4.6%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
London BridgeN21 line
14 min walk
London Bridge→ London Bridge
0 min

Nearby stations

London BridgeNational Rail
13 min walk
Borough Underground StationNorthern
14 min walk
Bermondsey Underground StationJubilee
14 min walk
London Bridge Underground StationNorthern · Jubilee
15 min walk
Elephant & Castle Underground StationBakerloo · Northern
18 min walk
No bus stops within 400m

75

Walkability score

579

Footpaths (500m)

15

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge ★21 min
Victoria43 min ↑
Waterloo30 min ↓
Canary Wharf32 min ↓
City33 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

58

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)119
Nearest car park69m
Santander docks (800m)15
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Bermondsey Square
151m
🅿️
Butlers Wharf car park115 spaces· yes
763m

Connectivity

Broadband and mobile coverage

99%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download448 Mbps
Superfast coverage99%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 8.5 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield856.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OPHTHALMOLOGY OUTPATIENTS

ARTESIAN HEALTH CENTRE, 138 GRANGE ROAD, SE1 3GF

5 min walk

17

GPs within 1km

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGuy's Hospital · 908 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

162

Parks (1km)

68

Restaurants (800m)

25

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

11

Convenience

Nearest supermarketCo-op Food · 180 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

3

Cinemas (2km)

764m

Post office

Nearby shops

Pricecut97 m
Sainsbury's Local126 m
Kaycee155 m
Pinky's Supermarket187 m

Nearby cafes

Tas-Ty Snacks62 m
Embassy Cafe81 m
WatchHouse209 m
Best of Bermondsey225 m

Nearby restaurants

Golden Chicken96 m
Lokma142 m
Tower Fried Chicken163 m
GB Grill & Bar173 m

Nearby pubs

Bermondsey Arts Club115 m
The Hand & Marigold199 m
The Victoria205 m
The Hartley218 m

Nearby gyms

Oca London317 m
Milo and the Bull358 m
Gym Nation567 m
Globehouseyoga629 m

Nearby pharmacies

Harfleur Pharmacy187 m
Amadi Pharmacy314 m
Cambelle Pharmacy446 m
AR Chemist629 m

Nearby health

Calm Dental214 m
Bermondsey & Landowne Medical Mission258 m
Tower Bridge Dental Practice329 m
Artesian Health Centre432 m
Food hygiene (5-star)65% of 222

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Registered businesses

185 GRANGE ROAD MANAGEMENT LIMITED
C5S5 LIMITED
GRANGE AND CASTLE LAW CHAMBERS LIMITED LIMITED
GRANGE ROAD BERMONDSEY MANAGEMENT COMPANY LTD
HASAN HEJAZI LIMITED

+5 more

Investment

Investment grade, yield and market outlook

63

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score45/100
Bakerloo Extension route735m
Crossrail 2 route4,340m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,518 nationally

2,395

Est. population

23,796/km²

71%

Employed

61%

Degree educated

4.7%

Claimant rate

Urban coreVery high densityYoung professionals

32

Community stability

Age profile

20%
40%
23%
Under 1820%
18–3440%
35–4923%
50–6412%
65+5%

Tenure

18%
36%
37%
Own outright7%
Own (mortgage)18%
Private rent36%
Social rent38%
Shared ownership2%
Rent free0%

Ethnicity

36%
20%
21%
White British36%
White Other20%
Asian9%
Black21%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household70%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent38%
Private rent36%

vs. London

Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
64
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
13
Local approval rate
92%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
97
Largest scheme
291 homes · 'THE CIRCLE', 'THE CIRCLE', QUEEN ELIZABETH STREET, SE1
Pipeline pressure
NONE

Named schemes (500m)

'THE CIRCLE', 'THE CIRCLE', QUEEN ELIZABETH STREET, SE1291 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, GRANGE WALK, GRANGE YARD AND THE GRANGE, SE1167 homes
completed
ALASKA WORKS (CENTRAL BUILDING), ALASKA WORKS (CENTRAL BUILDING), GRANGE ROAD, SE1112 homes
completed
New Caledonian Antiques Market Bermondsey Square London SE1 3UN, b/b Bermondsey St, Abbey St , Long Walk, SE1 3UN90 homes
completed
Larnaca Works Grange Walk London SE1 3EW, SE1 3EW87 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.0%
Ward turnout
37%
Election year
2026
MP
Neil Coyle (Labour)
MP majority
7,787
Constituency
Bermondsey and Old Southwark

Councillors

Sam DaltonLabour
David NoakesLib Dems
Selena GrayLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£450,000)

£10,000

Standard buyer

£1,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE1 3AA

Full postcodeSE1 3AA
Postcode districtSE1
BoroughLondon Borough of Southwark
WardLondon Bridge & West Bermondsey
Latitude51.496336
Longitude-0.079843
Parliamentary constituencyBermondsey and Old Southwark
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey