Peckham Rye · Southwark · Lewisham West and East Dulwich constituency · 51.45877, -0.05532

SE15 3AB— Peckham Rye, Southwark

Location and area intelligence for SE15 3AB, Peckham Rye, Southwark

The family fortress

 

Schools 100%Safety 84/100Transport 32/100Yield 4.65%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
84
Schools
100
Transport
32
Environment
77
Investment
60

The bottom line

SE15 3AB offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £470,000 median — strong value for Families who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE15 3AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.6% vs London avg
vs London income+10.0% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for SE15 3AB

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE15 3AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ivydale Primary School

Not yet inspected · 8 min walk

KS2: 106.1

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 2 min walk

P8: +0.41A8: 54.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 11 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

44.1 incidents per 1,000 residents

Better than 67% of London
→ Stable

-60% vs borough

Crime by type

Violence & sexual offences29%
Other26%
Anti-social behaviour13%
Theft9%
Vehicle crime9%
Robbery5%
Burglary5%
Drug offences4%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.7km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£470,000

Median sale price

10% below London median

£470,000 is 10% below the London median (£520,000)

+24.2%

This year

Flat

Dominant type

Price history

5-year change
+14.6%
Sales (24 months)6
New build0.0%
Avg semi-detached£920,000
Avg flat£465,000
Price per m²£7,508/m²
Price per ft²£698/ft²
Avg floor area65.5 m²

EPC breakdown

B
4%
C
16%
D
13%
E
1%

Based on 34 properties · Confidence: high

Street mix

Semi 4%Terraced 6%Detached 2%Flat 83%Other 6%

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£11,000
First-time buyerFTB
£2,250
Additional propertyBTL/2nd
£25,100

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

10.2×

Price-to-income

£2,351/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£163,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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

1995–2026 · CAGR

+7%

Total change

+726%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.5%

per year

Acceleration

-76.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 49 sales

Property Type Mix

Total: 49 sales

Detached2%
Semi-detached4.1%
Terraced6.1%
Flat/maisonette87.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£97k+68.7%1
Post-dot-com plateau2002–2004£155k£190k+22.5%3
Pre-crash peak2005–2007£198k£250k+26.6%2
GFC & correction2008–2012£298k£243k-18.5%2.8
Help-to-Buy recovery2013–2016£365k£425k+16.3%1
Brexit uncertainty2017–2019£419k£370k-11.7%1.3
Pandemic surge2020–2021£580k£410k-29.3%1.5
Rate-rise correction2022–2023£680k£563k-17.3%1.5
Current market2024–2026£383k£475k+24.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.9%
District
4.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing11
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Nunhead

Nearby stations

NunheadNational Rail
12 min walk
Honor Oak Park Rail StationSouthern · Windrush
15 min walk
Brockley Rail StationSouthern · Windrush
17 min walk
Peckham Rye Rail StationSoutheastern · Windrush
20 min walk
Queens Road Peckham Rail StationSouthern · Windrush
21 min walk
No bus stops within 400m

22

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria48 min ↑
Waterloo55 min ↑
Canary Wharf44 min ↓
City56 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

4

Car parks (800m)

2

EV chargers (800m)

Nearest car park407m
Santander docks (800m)0
Nearest cycle dock2.0 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: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.5 km

Energy

Solar: 857 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

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 yield856.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

19 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Babette (748 m)

Nearest supermarketThe Co-operative Food · 803 m
1 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)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Hardings Convenience Store104 m
K & M Supermarket415 m
Ivydale Mini Market440 m
Best-one520 m

Nearby cafes

The Round505 m
Parkside742 m
French Café Bistrot768 m
Goodcup789 m

Nearby restaurants

Babette748 m
Lorenzo760 m
Sea Master763 m
400 rabbits793 m

Nearby pubs

The Ivy House233 m
The Waverley Arms635 m
The Man of Kent706 m
The Herne Tavern757 m

Nearby gyms

Homestall Road Sports Ground433 m
Club House684 m

Nearby pharmacies

Sheel Pharmacy721 m
Food hygiene (5-star)52% of 25

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

E

High street health

Investment

Investment grade, yield and market outlook

60

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months5

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

56.1

Price growth score

C
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,032m
Crossrail 2 route7,343m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,805 nationally

1,746

Est. population

19,644/km²

64%

Employed

47%

Degree educated

£46,200

Median income

8.0%

Claimant rate

SuburbanVery high densityMixed

41

Community stability

Age profile

28%
24%
23%
16%
Under 1828%
18–3424%
35–4923%
50–6416%
65+8%

Tenure

18%
17%
54%
Own outright9%
Own (mortgage)18%
Private rent17%
Social rent54%
Shared ownership0%
Rent free1%

Ethnicity

31%
40%
White British31%
White Other8%
Asian5%
Black40%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine24%
No car household57%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent54%
Private rent17%

vs. London

Income vs London+10.0%
Price vs London-9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Planning apps (12 months)
13
Planning apps (3 years)
7
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
120 homes · LINDEN ESTATE, LINDEN ESTATE, LINDEN GROVE, SE15
Pipeline pressure
NONE

Named schemes (500m)

THAMES WATER DEPOT SITE, THAMES WATER DEPOT SITE, BORLAND ROAD, STUART ROAD, SE1567 homes
completed
RYE HILL ESTATE, RYE HILL ESTATE, PECKHAM RYE, SE1523 homes
completed
FORMER THAMES WATER DEPOT, FORMER THAMES WATER DEPOT, LINDEN GROVE, SE1518 homes
completed
Belverdere Public House 43 Linden Grove London SE15 3LW, SE15 3LW14 homes
completed
1-3 Stuart Road SE1512 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
52%
Election year
2026
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Victoria MillsLabour
Renata HamvasLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£470,000)

£11,000

Standard buyer

£2,250

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 SE15 3AB

Full postcodeSE15 3AB
Postcode districtSE15
BoroughLondon Borough of Southwark
WardPeckham Rye
Latitude51.458774
Longitude-0.055322
Parliamentary constituencyLewisham West and East Dulwich
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