Old Kent Road · Southwark · Peckham constituency · 51.47956, -0.06381

SE15 1BE— Old Kent Road, Southwark

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

The practical family move

 

Schools 100%Safety 81/100Transport 48/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
81
Schools
90
Transport
48
Environment
62
Investment
57

The bottom line

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

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Location

SE15 1BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SE15 1BE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE15 1BE 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 · 1 min walk

KS2: 102.1

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 13 min walk

P8: +0.47A8: 53.4

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.6 incidents per 1,000 residents

Better than 51% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences24%
Other20%
Anti-social behaviour18%
Vehicle crime12%
Burglary11%
Drug offences7%
Theft4%
Robbery4%

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 · 1.1km

Crime is 2% below 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,907/m²
Price per ft²£363/ft²
Avg floor area81.5 m²

EPC breakdown

C
5%
D
5%
E
1%

Based on 11 properties · Confidence: medium

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 suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£203,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+6.1%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

+12.86

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 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 boom1999–2000£64k£86k+33.6%1
Post-dot-com plateau2003–2004£167k£166k-0.6%1
Pre-crash peak2005–2007£160k£222k+38.8%1
Brexit uncertainty2017–2019£162k£315k+94.4%1
Current market2026–2026£320k£320k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
10 min walk
Queens Road PeckhamNational Rail
10 min walk
Peckham Rye Rail StationSoutheastern · Windrush
14 min walk
New Cross Gate Rail StationSouthern · Windrush
21 min walk
Surrey Quays Rail StationWindrush
24 min walk
No bus stops within 400m

51

Walkability score

177

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

74

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)59
Nearest car park95m
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: 2.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.1 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 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

22 min walk

0

GPs within 1km

5

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

130

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketAldi · 559 m
1 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)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Commercial Way Food and Wine76 m
A1B290 m
Local Unique Beers Wines & Spirits Ltd319 m
Grabo333 m

Nearby cafes

Jamrock Café393 m
Andy’s Cafe399 m
Agrobeso639 m
Cafe World646 m

Nearby restaurants

Corner Fish Bar50 m
New Golden Wok208 m
Delicas Colombianas258 m
Chef's Delight265 m

Nearby pubs

Duke of Sussex124 m
Asylum Tavern443 m
Carlton Tavern604 m
Afrikiko624 m

Nearby gyms

Peckham Pulse759 m
MoreYoga761 m
Flying Fantastic942 m
The Gym Group1.0 km

Nearby pharmacies

Day Lewis Pharmacy627 m
Asda685 m
Morrisons Pharmacy784 m

Nearby health

my dentist459 m
Colgrove Dental524 m
Acorn & Gaumont House Surgery623 m
Bailie & Associates650 m
Food hygiene (5-star)59% of 147

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
Gross yield
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

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

8/100

Velocity score

Future outlook

47.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route340m
Crossrail 2 route5,841m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,780 nationally

1,871

Est. population

15,430/km²

57%

Employed

37%

Degree educated

£38,100

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

33%
24%
20%
16%
Under 1833%
18–3424%
35–4920%
50–6416%
65+7%

Tenure

75%
Own outright4%
Own (mortgage)7%
Private rent12%
Social rent75%
Shared ownership1%
Rent free2%

Ethnicity

14%
54%
White British14%
White Other6%
Asian11%
Black54%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine28%
No car household62%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent75%
Private rent12%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
14
Local approval rate
94%
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)
11
Largest scheme
333 homes · WOOD DENE, WOOD DENE, QUEENS ROAD, MEETING HOUSE LANE & CARLTON GROVE, SE15
Pipeline pressure
NONE

Named schemes (500m)

MAISMORE ARMS P.H., 104, MAISMORE ARMS P.H., 104, PECKHAM PARK ROAD, SE1594 homes
completed
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
SITE TO EAST SIDE OF & BOUNDED BY, SITE TO EAST SIDE OF & BOUNDED BY, STAFFORDSHIRE STREET, GOLDSMITH ROAD, SE1524 homes
completed
LAND REAR OF, 1-29 ALIAS 31, LAND REAR OF, 1-29 ALIAS 31, STUDHOLME STREET, SE1516 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 1BE

Full postcodeSE15 1BE
Postcode districtSE15
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.479562
Longitude-0.063813
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