Old Kent Road · Southwark · Peckham constituency · 51.48579, -0.06960

SE1 5ET— Old Kent Road, Southwark

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

The practical family move

 

Schools 100%Safety 78/100Transport 44/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
78
Schools
90
Transport
44
Environment
64
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

SE1 5ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-9.8% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for SE1 5ET

🛡️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

“The practical family move”

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How SE1 5ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Phoenix Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 110.5

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 5 min walk

P8: +0.47A8: 53.4

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 · 13 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.3 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

-26% vs borough

Crime by type

Other33%
Violence & sexual offences18%
Anti-social behaviour15%
Vehicle crime9%
Drug offences7%
Theft7%
Robbery6%
Burglary5%

Road safety

85

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

10

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Old Kent Road Fire Station · 309m

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£3,366/m²
Price per ft²£313/ft²
Avg floor area55.9 m²

EPC breakdown

C
14%
D
13%
E
4%

Based on 31 properties · Confidence: high

Street mix

Flat 100%

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£139,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+4.1%

Total change

+172%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.2%

per year

Acceleration

-36.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£69k£69k+0%1
Post-dot-com plateau2003–2003£126k£126k+0%1
Pre-crash peak2007–2007£189k£189k+0%1
GFC & correction2012–2012£201k£201k+0%2
Help-to-Buy recovery2014–2014£235k£235k+0%1
Current market2024–2024£188k£188k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
-0.6%
District
2.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bermondsey Underground StationJubilee line
16.6 min walk
South Bermondsey

Nearby stations

South BermondseyNational Rail
13 min walk
Bermondsey Underground StationJubilee
17 min walk
Queens Road Peckham Rail StationWindrush · Southern
20 min walk
Surrey Quays Rail StationWindrush
22 min walk
Peckham Rye Rail StationSoutheastern · Windrush
22 min walk
No bus stops within 400m

33

Walkability score

147

Footpaths (500m)

2

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria46 min ↑
Waterloo33 min ↓
Canary Wharf32 min ↓
City38 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

39

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park227m
Santander docks (800m)2
Nearest cycle dock0.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
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: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 43%
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: 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 yield856.7 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

12 min walk

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGuy's Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lord Nelson (337 m)

Nearest supermarketSt. James Supermarket · 793 m
6 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

842m

Post office

Nearby shops

Angels Cuisine158 m
Ultima Milla169 m
Arin Wines304 m
Old Kent News Agent636 m

Nearby cafes

Bilan Cafe608 m
Crol & Co.725 m
Boulangerie Patisserie744 m
S.O.S Coffee775 m

Nearby restaurants

Subway75 m
McDonald's176 m
King Rooster298 m
AFC423 m

Nearby pubs

The Lord Nelson337 m
The Queen Victoria738 m
The Olde Apple Tree745 m
The Tranquil Tiger799 m

Nearby gyms

The Gym460 m
Burgess Park Sports Centre558 m
PlayFit Sports Club618 m
Crossfit Bermondsey785 m

Nearby pharmacies

Asda137 m
Tesco Pharmacy571 m
Lings Pharmacy738 m
Cambelle Pharmacy974 m

Nearby health

my dentist404 m
Colgrove Dental671 m
The Dun Cow Surgery690 m
The Grange Dental Surgery967 m
Food hygiene (5-star)62% of 74

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BLACK WOMAN IN HR - BWHR LIMITED
BLACK WOMEN IN HR C.I.C.
CAT ELECTRICS LTD
FORTUNA ACCOUNTING LTD

Investment

Investment grade, yield and market outlook

43

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score54/100
Bakerloo Extension route53m
Crossrail 2 route5,278m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,900 nationally

1,631

Est. population

24,895/km²

61%

Employed

38%

Degree educated

£37,900

Median income

7.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

24%
25%
21%
21%
Under 1824%
18–3425%
35–4922%
50–6421%
65+8%

Tenure

19%
68%
Own outright6%
Own (mortgage)7%
Private rent19%
Social rent68%
Shared ownership0%
Rent free0%

Ethnicity

29%
28%
16%
White British29%
White Other13%
Asian6%
Black28%
Mixed9%
Other16%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine30%
No car household64%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent68%
Private rent19%

vs. London

Income vs London-9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
15
Local approval rate
92%
Borough approval rate
89%
Historic landfill (400m)
1
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)
196
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
181 homes
completed
434 - 452, 434 - 452, Old Kent Road, SE1 5AG85 homes
completed
Coopers Road Estate Coopers Road London SE1 5ED, SE1 5ED80 homes
completed
67-77, 67-77, MARLBOROUGH GROVE, SE165 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 5ET

Full postcodeSE1 5ET
Postcode districtSE1
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.485791
Longitude-0.069599
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