Peckham Rye · Southwark · Lewisham West and East Dulwich constituency · 51.46466, -0.04950

SE15 3BS— Peckham Rye, Southwark

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

The family fortress

 

Schools 100%Safety 84/100Transport 47/100Yield 3.79%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
84
Schools
60
Transport
47
Environment
55
Investment
40

The bottom line

SE15 3BS offers exceptional schools (100% Good/Outstanding) and low crime at £576,000 median — a strong choice for Families and Owner-occupiers.

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Location

SE15 3BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+10.8% vs London avg
vs London income+10.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE15 3BS

🛡️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 3BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hollydale Primary School

Not yet inspected · Inspected Oct 2024 · 5 min walk

KS2: 104.6

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 7 min walk

P8: +0.08A8: 51.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.3 incidents per 1,000 residents

Better than 63% of London
→ Stable

-55% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Vehicle crime17%
Anti-social behaviour13%
Burglary10%
Theft6%
Robbery1%
Drug offences0%

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 · 985m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

£576,000

Median sale price

Above London median by 11%

£576,000 is 11% above the London median (£520,000)

-62.3%

This year

Flat

Dominant type

Price history

5-year change
+2.9%
Sales (24 months)8
New build0.0%
Avg terraced£1,075,000
Avg flat£500,000
Price per m²£7,016/m²
Price per ft²£652/ft²
Avg floor area86.5 m²

EPC breakdown

B
1%
C
24%
D
50%
E
9%
F
1%

Based on 85 properties · Confidence: high

Street mix

Terraced 42%Flat 56%Other 2%

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£16,300
First-time buyerFTB
£7,550
Additional propertyBTL/2nd
£33,580

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

12.5×

Price-to-income

£2,881/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£216,250
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 DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.4%

per year

Acceleration

-135.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 149 sales

Property Type Mix

Total: 149 sales

Terraced45%
Flat/maisonette55%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£115k+57.5%3.7
Post-dot-com plateau2001–2004£122k£213k+73.8%5.5
Pre-crash peak2005–2007£278k£330k+18.9%6.7
GFC & correction2008–2012£250k£236k-5.8%4.6
Help-to-Buy recovery2013–2016£301k£486k+61.7%5
Brexit uncertainty2017–2019£603k£760k+26.1%4.3
Pandemic surge2020–2021£390k£560k+43.6%6.5
Rate-rise correction2022–2023£463k£495k+7%3.5
Current market2024–2025£951k£539k-43.3%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.1%
District
8.1%
Terraced+0% α
Local
9.2%
District
9.2%

CAGR over 27yr 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
4 min walk
Brockley Rail StationSouthern · Windrush
10 min walk
Queens Road Peckham Rail StationWindrush · Southern
14 min walk
New Cross Gate Rail StationSouthern · Windrush
17 min walk
Peckham Rye Rail StationSoutheastern · Windrush
19 min walk
No bus stops within 400m

26

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria39 min ↑
Waterloo41 min ↑
Canary Wharf33 min ↓
City42 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

11

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)20
Nearest car park236m
Santander docks (800m)0
Nearest cycle dock1.7 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: 32.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 70% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

10 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 2.2 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

73

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 765 m
10 tennis courts

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)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Londis252 m
Ayres537 m
J H Singh Newsagents719 m
Best-one741 m

Nearby cafes

The Hill Station480 m
Goodcup578 m
Good As Gold743 m
2T's Cafe1.2 km

Nearby restaurants

King Valley Fried Chicken House255 m
Silver Fish Bar302 m
Dinner for One Hundred490 m
400 rabbits567 m

Nearby pubs

Skehans325 m
The Waverley Arms412 m
The Golden Anchor573 m
The Beer Shop579 m

Nearby gyms

Renaissance yoga & well being738 m

Nearby pharmacies

Sheel Pharmacy640 m
Cheltenham Chemist929 m
Queens Road Pharmacy1.1 km
Food hygiene (5-star)52% of 42

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

40

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
3.8% (average)London avg: 3.8%Above average yield
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

55.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,263m
Crossrail 2 route7,397m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,660 nationally

1,704

Est. population

15,796/km²

69%

Employed

62%

Degree educated

£46,200

Median income

4.5%

Claimant rate

SuburbanVery high densityOwner occupiers / families

51

Community stability

Age profile

25%
20%
26%
19%
Under 1825%
18–3420%
35–4926%
50–6419%
65+10%

Tenure

23%
41%
19%
16%
Own outright23%
Own (mortgage)41%
Private rent19%
Social rent16%
Shared ownership1%

Ethnicity

56%
17%
White British56%
White Other13%
Asian4%
Black17%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household33%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent19%
Social rent16%

vs. London

Income vs London+10.0%
Price vs London+10.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
7
Local approval rate
100%
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)
5
Largest scheme
67 homes · THAMES WATER DEPOT SITE, THAMES WATER DEPOT SITE, BORLAND ROAD, STUART ROAD, SE15
Pipeline pressure
NONE

Named schemes (500m)

FORMER FYFFES WAREHOUSE, FORMER FYFFES WAREHOUSE, KITTO ROAD, SE1556 homes
completed
Land between 120-150, Land between 120-150, Ivydale Rd, SE15 3BT14 homes
completed
REAR OF ST ASAPH COURT AND REAR OF, 15-29, REAR OF ST ASAPH COURT AND REAR OF, 15-29, ST ASAPH ROAD, SE412 homes
completed
43-51, 43-51, KITTO ROAD, SE1410 homes
completed
107 & 109, 107 & 109, IVYDALE ROAD, SE15 3DT5 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 (£576,000)

£16,300

Standard buyer

£7,550

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 3BS

Full postcodeSE15 3BS
Postcode districtSE15
BoroughLondon Borough of Southwark
WardPeckham Rye
Latitude51.464658
Longitude-0.049500
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