Old Kent Road · Southwark · Peckham constituency · 51.47924, -0.06230

SE15 1AY— Old Kent Road, Southwark

Location and area intelligence for SE15 1AY, Old Kent Road, Southwark

The practical family move

 

Schools 100%Safety 68/100Transport 49/100

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
68
Schools
90
Transport
49
Environment
62
Investment
57

The bottom line

SE15 1AY offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE15 1AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime+126.0% vs London avg

Deep-dive guides for SE15 1AY

🛡️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 SE15 1AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bird In Bush School

Good · Inspected Jul 2024 · 2 min walk

KS2: 102.1

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 14 min walk

P8: +0.47A8: 53.4

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 6 min walk

10 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

146.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+35% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour20%
Burglary11%
Drug offences6%
Vehicle crime6%
Theft6%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Old Kent Road Fire Station · 1.2km

Crime is +126% above London average

Property

Prices, sales volume and market trends

Avg floor area55.2 m²

EPC breakdown

C
8%
D
3%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 90%Flat 11%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£138,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.5%

Total change

+665%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-9.94

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Terraced89.5%
Flat/maisonette10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£101k+48.5%1.3
Post-dot-com plateau2002–2004£148k£175k+18.2%1
Pre-crash peak2006–2007£205k£225k+9.8%1
GFC & correction2012–2012£248k£248k+0%1
Help-to-Buy recovery2014–2016£333k£419k+26%2
Brexit uncertainty2018–2019£438k£465k+6.3%1.5
Pandemic surge2020–2020£468k£468k+0%1
Rate-rise correction2022–2023£517k£520k+0.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.3%
District
9.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Queens Road Peckham→ London Bridge· 4 tph
8 min

Nearby stations

Queens Road Peckham Rail StationWindrush · Southern
9 min walk
Queens Road PeckhamNational Rail
9 min walk
Peckham Rye Rail StationSoutheastern · Windrush
14 min walk
New Cross Gate Rail StationSouthern · Windrush
20 min walk
Surrey Quays Rail StationWindrush
23 min walk
No bus stops within 400m

53

Walkability score

193

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria47 min ↑
Waterloo41 min ↑
Canary Wharf36 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

72

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)59
Nearest car park200m
Santander docks (800m)1
Nearest cycle dock0.7 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.2 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

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 suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OPHTHALMOLOGY OUTPATIENTS

ARTESIAN HEALTH CENTRE, 138 GRANGE ROAD, SE1 3GF

23 min walk

0

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

7

Convenience

Nearest supermarketAldi · 450 m

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)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Commercial Way Food and Wine74 m
A1B245 m
Newsagent305 m
Francia’s Mini Mart315 m

Nearby cafes

Jamrock Café305 m
Andy’s Cafe308 m
Well & Fed628 m
Agrobeso649 m

Nearby restaurants

Corner Fish Bar123 m
Delicas Colombianas214 m
Chef's Delight216 m
Chan218 m

Nearby pubs

Duke of Sussex204 m
Asylum Tavern338 m
Carlton Tavern493 m
Afrikiko517 m

Nearby gyms

MoreYoga672 m
Peckham Pulse802 m
Flying Fantastic970 m
The Gym Group1.0 km

Nearby pharmacies

Day Lewis Pharmacy629 m
Asda779 m
Morrisons Pharmacy803 m

Nearby health

my dentist521 m
Acorn & Gaumont House Surgery621 m
Colgrove Dental632 m
Bailie & Associates636 m
Food hygiene (5-star)59% of 150

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

57

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
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

29.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route317m
Crossrail 2 route5,952m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,772 nationally

2,023

Est. population

5,198/km²

54%

Employed

40%

Degree educated

£38,100

Median income

8.7%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

37

Community stability

Age profile

21%
28%
20%
20%
Under 1821%
18–3428%
35–4920%
50–6420%
65+12%

Tenure

19%
59%
Own outright9%
Own (mortgage)10%
Private rent19%
Social rent59%
Shared ownership1%
Rent free2%

Ethnicity

22%
42%
White British22%
White Other11%
Asian9%
Black42%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine26%
No car household68%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent59%
Private rent19%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
9
Local approval rate
88%
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)
82
Largest scheme
333 homes · WOOD DENE, WOOD DENE, QUEENS ROAD, MEETING HOUSE LANE & CARLTON GROVE, SE15
Pipeline pressure
NONE

Named schemes (500m)

95A, 95A, MEETING HOUSE LANE, SE15 2TU29 homes
completed
LAND AT REAR OF, 102, LAND AT REAR OF, 102, NAYLOR ROAD, MEETING HOUSE LANE(40-70), FENSHAM ROAD, SE1525 homes
completed
LAND REAR OF, 1-29 ALIAS 31, LAND REAR OF, 1-29 ALIAS 31, STUDHOLME STREET, SE1516 homes
completed
CARLTON WORKS, REAR OF, 4-10, CARLTON WORKS, REAR OF, 4-10, ASYLUM ROAD, SE1515 homes
completed
THE HAVELOCK ARMS, 38, THE HAVELOCK ARMS, 38, MEETING HOUSE LANE, SE1510 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 SE15 1AY

Full postcodeSE15 1AY
Postcode districtSE15
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.479241
Longitude-0.062300
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