Peckham Rye · Southwark · Lewisham West and East Dulwich constituency · 51.45911, -0.05135

SE15 3BJ— Peckham Rye, Southwark

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

The family fortress

 

Schools 100%Safety 84/100Transport 36/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
84
Schools
100
Transport
36
Environment
78
Investment
55

The bottom line

SE15 3BJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE15 3BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SE15 3BJ

🛡️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 3BJ 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 · 4 min walk

KS2: 106.1

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 4 min walk

P8: +0.41A8: 54.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.3 incidents per 1,000 residents

Better than 64% of London
→ Stable

-56% vs borough

Crime by type

Violence & sexual offences29%
Other21%
Anti-social behaviour19%
Vehicle crime17%
Burglary8%
Drug offences2%
Robbery2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.6km

Crime is 26% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,125/m²
Price per ft²£476/ft²
Avg floor area62.8 m²

EPC breakdown

B
1%
C
23%
D
16%

Based on 40 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
Rebuild cost estimate£157,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2004–2024 · CAGR

+2.4%

Total change

+60%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.3%

per year

Acceleration

-23.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 88 sales

Property Type Mix

Total: 88 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£205k£205k+0%33
Pre-crash peak2005–2007£308k£188k-39%4
GFC & correction2008–2012£190k£250k+31.6%1.2
Help-to-Buy recovery2013–2016£235k£405k+72.7%5
Brexit uncertainty2017–2019£355k£328k-7.6%2
Pandemic surge2021–2021£310k£310k+0%3
Rate-rise correction2022–2023£390k£405k+3.8%3
Current market2024–2024£327k£327k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.4%
District
2.4%

CAGR over 20yr 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
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Nunhead

Nearby stations

NunheadNational Rail
11 min walk
Honor Oak Park Rail StationSouthern · Windrush
14 min walk
Brockley Rail StationSouthern · Windrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
21 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
22 min walk
No bus stops within 400m

26

Walkability score

122

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★37 min
Waterloo50 min ↑
Canary Wharf42 min ↓
City51 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)

1

EV chargers (800m)

Nearest car park583m
Santander docks (800m)0
Nearest cycle dock2.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 4.6 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 19%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.3 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

16 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

4

Convenience

No restaurants within 800m — nearest: King Valley Fried Chicken House (818 m)

Nearest supermarketThe Co-operative Food · 528 m
8 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)

1.1km

Post office

Nearby shops

Hardings Convenience Store224 m
Best-one265 m
K & M Supermarket311 m
Ivydale Mini Market313 m

Nearby cafes

Goodcup855 m
The Hill Station1.1 km

Nearby restaurants

King Valley Fried Chicken House818 m
400 rabbits854 m
Silver Fish Bar884 m
Dinner for One Hundred1.1 km

Nearby pubs

The Ivy House114 m
The Waverley Arms381 m
The Man of Kent810 m
El Vermut841 m

Nearby gyms

Homestall Road Sports Ground583 m
Club House703 m

Nearby pharmacies

Cheltenham Chemist726 m
Sheel Pharmacy822 m
Food hygiene (5-star)47% of 17

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

55

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score15/100
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

8/100

Velocity score

Future outlook

53.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,866m
Crossrail 2 route7,570m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,490 nationally

2,589

Est. population

12,673/km²

72%

Employed

62%

Degree educated

£46,200

Median income

5.7%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

26%
23%
26%
17%
Under 1826%
18–3423%
35–4926%
50–6417%
65+8%

Tenure

18%
38%
19%
23%
Own outright18%
Own (mortgage)38%
Private rent19%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

59%
18%
White British59%
White Other12%
Asian3%
Black18%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household37%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Social rent23%
Private rent19%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Planning apps (12 months)
13
Planning apps (3 years)
10
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
71 homes · Ipswich House, Ipswich House, St Norbert Road, Telegraph Hill, SE4
Pipeline pressure
NONE

Named schemes (500m)

THAMES WATER DEPOT SITE, THAMES WATER DEPOT SITE, BORLAND ROAD, STUART ROAD, SE1567 homes
completed
300, 300, Ivydale Road, SE15 3DG26 homes
completed
Site Adjacent to 19, Site Adjacent to 19, Rosenthorpe Street, Fernholme Road, SE15 3EG12 homes
completed
1-3 Stuart Road SE1512 homes
completed
327 - 337, 327 - 337, Ivydale Road, SE15 3ED9 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

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Key facts for SE15 3BJ

Full postcodeSE15 3BJ
Postcode districtSE15
BoroughLondon Borough of Southwark
WardPeckham Rye
Latitude51.459113
Longitude-0.051349
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