Old Kent Road · Southwark · Peckham constituency · 51.48662, -0.07573

SE1 5AD— Old Kent Road, Southwark

Location and area intelligence for SE1 5AD, Old Kent Road, Southwark

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
72
Schools
60
Transport
41
Environment
44
Investment
50

The bottom line

SE1 5AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE1 5AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+88.0% vs London avg

Deep-dive guides for SE1 5AD

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How SE1 5AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Phoenix Primary School

Not yet inspected · Inspected Jun 2025 · 6 min walk

KS2: 110.5

—

Secondary

Ark Walworth Academy

Not yet inspected · 3 min walk

P8: +0.18A8: 41.6

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kintore Way Nursery School and Children's Centre

Not inspected · 11 min walk

9 primaries · 4 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

122.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+12% vs borough

Crime by type

Other35%
Violence & sexual offences21%
Anti-social behaviour13%
Theft9%
Robbery7%
Vehicle crime7%
Burglary5%
Drug offences4%

Road safety

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Old Kent Road Fire Station · 169m

Crime is +88% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE1 district median

£600,000

Based on 471 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,133/m²
Price per ft²£570/ft²
Avg floor area75.3 m²

EPC breakdown

B
9%
C
10%
D
7%
E
2%

Based on 28 properties · Confidence: medium

Street mix

Terraced 12%Flat 77%Other 12%

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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£188,250
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.13 W/m²K
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

1999–2025 · CAGR

+6.3%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.0%

per year

Acceleration

-48.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Terraced13%
Flat/maisonette87%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£100k£140k+40.7%1.5
Post-dot-com plateau2004–2004£173k£173k+0%1
Pre-crash peak2006–2006£245k£245k+0%1
GFC & correction2010–2012£245k£271k+10.6%3
Help-to-Buy recovery2014–2015£334k£575k+72.2%1
Brexit uncertainty2017–2018£523k£395k-24.4%1.5
Pandemic surge2021–2021£600k£600k+0%1
Rate-rise correction2022–2023£590k£700k+18.6%1
Current market2025–2025£490k£490k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
8.1%
District
7.2%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Bermondsey Underground StationJubilee line
17.8 min walk
Peckham Rye

Nearby stations

Bermondsey Underground StationJubilee
19 min walk
Peckham Rye Rail StationSoutheastern · Windrush
24 min walk
Peckham RyeNational Rail
24 min walk
Queens Road Peckham Rail StationWindrush · Southern
24 min walk
Elephant & Castle Underground StationBakerloo · Northern
24 min walk
No bus stops within 400m

44

Walkability score

186

Footpaths (500m)

2

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria42 min ↑
Waterloo29 min ↓
Canary Wharf45 min ≈
City36 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)20
Nearest car park195m
Santander docks (800m)2
Nearest cycle dock0.5 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 1.1 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 9.5 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield856.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OLD KENT ROAD SURGERY

182-184 OLD KENT ROAD, SE1 5TY

7 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGuy's Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

21

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 938 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

405m

Post office

Nearby shops

Arin Wines137 m
Old Kent News Agent251 m
Ultima Milla268 m
Tariq Halal Meats277 m

Nearby cafes

Bilan Cafe225 m
Boulangerie Patisserie369 m
L'Auberge417 m
Salteñas Martin484 m

Nearby restaurants

Pizza Mania79 m
Ranna81 m
King Rooster142 m
Viêt Quán167 m

Nearby pubs

The Lord Nelson108 m
The Hour Glass598 m
Huntsman and Hounds784 m
The Olde Apple Tree790 m

Nearby gyms

PlayFit Sports Club193 m
The Gym194 m
Burgess Park Sports Centre314 m
Lynn Athletic Boxing Club821 m

Nearby pharmacies

Tesco Pharmacy241 m
Lings Pharmacy363 m
Asda484 m
AR Chemist576 m

Nearby health

The Dun Cow Surgery318 m
Old Kent Road Surgery565 m
East Street Surgery624 m
Colgrove Dental812 m
Food hygiene (5-star)43% of 91

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Registered businesses

BLW UK ZONE 2 LIMITED
IGNITE THE COMMUNITY C.I.C.
IOVIDO LIMITED
KUMBUSCO LTD
OAKLEY PLACE MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score58/100
Bakerloo Extension route73m
Crossrail 2 route4,843m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,086 nationally

2,133

Est. population

15,895/km²

75%

Employed

47%

Degree educated

£36,300

Median income

3.3%

Claimant rate

Inner cityVery high densityRenters

26

Community stability

Age profile

24%
25%
27%
20%
Under 1824%
18–3425%
35–4927%
50–6420%
65+4%

Tenure

44%
27%
Own outright8%
Own (mortgage)13%
Private rent44%
Social rent27%
Shared ownership9%
Rent free0%

Ethnicity

19%
15%
24%
29%
White British19%
White Other15%
Asian5%
Black24%
Mixed7%
Other29%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine33%
No car household59%
Unemployed10%
No qualifications17%

Housing tenure (Census 2021)

Private rent44%
Social rent27%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
15
Local approval rate
100%
Borough approval rate
89%
Opportunity area
Old Kent Road
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£10.0bn
Est. completion
2045

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
192
Largest scheme
190 homes · COOPER'S ROAD ESTATE, COOPER'S ROAD ESTATE, COOPER'S ROAD, SE1
Pipeline pressure
NONE

Named schemes (500m)

COOPER'S ROAD ESTATE, COOPER'S ROAD ESTATE, COOPER'S ROAD, SE1190 homes
completed
PART SITE 2B & 4B, PART SITE 2B & 4B, BRICKLAYERS ARMS, SE1184 homes
completed
Coopers Road Estate Coopers Road London SE1 5ED, SE1 5ED80 homes
completed
5D-87 & 18-64 EXC. 31 & 26, 5D-87 & 18-64 EXC. 31 & 26, MARCIA ROAD, PENRY STREET (4), SE167 homes
completed
430-432, 430-432, Old Kent Road, SE1 5AG64 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
17.6%
Ward turnout
33%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Evelyn AkotoLabour and Co-operative Party
Richard LivingstoneLabour and Co-operative Party
Alexandra AustinGreen

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Key facts for SE1 5AD

Full postcodeSE1 5AD
Postcode districtSE1
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.486620
Longitude-0.075728
Parliamentary constituencyPeckham
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