Peckham Rye · Southwark · Peckham constituency · 51.46315, -0.05953

SE15 3LF— Peckham Rye, Southwark

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

The practical family move

 

Schools 100%Safety 81/100Transport 46/100Yield 4.74%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
60
Safety
81
Schools
95
Transport
46
Environment
62
Investment
47

The bottom line

SE15 3LF offers exceptional schools (100% Good/Outstanding) and low crime at £461,234 median — a strong choice for Families.

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Location

SE15 3LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-11.3% vs London avg
vs London income-10.2% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for SE15 3LF

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

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“The practical family move”

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How SE15 3LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Rye Oak Primary School

Good · Inspected May 2023 · 4 min walk

KS2: 104.6

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 9 min walk

P8: +0.41A8: 54.4

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.6 incidents per 1,000 residents

Better than 53% of London
→ Stable

-43% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Vehicle crime13%
Anti-social behaviour11%
Burglary7%
Drug offences5%
Theft5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.4km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£461,234

Median sale price

11% below London median

£461,234 is 11% below the London median (£520,000)

-2.8%

This year

Flat

Dominant type

Price history

5-year change
+11.1%
Sales (24 months)7
New build0.0%
Avg flat£461,234
Price per m²£7,031/m²
Price per ft²£653/ft²
Avg floor area70.1 m²

EPC breakdown

B
4%
C
34%
D
43%
E
7%

Based on 88 properties · Confidence: high

Street mix

Semi 3%Terraced 4%Detached 2%Flat 89%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£10,562
First-time buyerFTB
£1,812
Additional propertyBTL/2nd
£24,399

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

12.2×

Price-to-income

£2,307/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£175,250
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 CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.8%

Total change

+620%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.0%

per year

Acceleration

+68.44

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £100k–£125k · 84 sales

Property Type Mix

Total: 84 sales

Detached2.4%
Semi-detached3.6%
Terraced3.6%
Flat/maisonette90.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£64k-14.7%3.5
Post-dot-com plateau2001–2004£89k£131k+48%2.8
Pre-crash peak2005–2007£160k£195k+21.9%4.3
GFC & correction2008–2012£232k£183k-21.1%2
Help-to-Buy recovery2013–2016£208k£650k+213.3%3.5
Brexit uncertainty2018–2019£441k£345k-21.8%2
Pandemic surge2020–2021£390k£415k+6.4%4.5
Rate-rise correction2022–2022£460k£460k+0%1
Current market2024–2026£441k£540k+22.3%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing17
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

NunheadNational Rail
8 min walk
Peckham Rye Rail StationSoutheastern · Windrush
13 min walk
Queens Road Peckham Rail StationWindrush · Southern
15 min walk
Brockley Rail StationSouthern · Windrush
19 min walk
Honor Oak Park Rail StationWindrush · Southern
22 min walk
No bus stops within 400m

27

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★32 min
Waterloo42 min ↑
Canary Wharf40 min ↓
City44 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

5

Car parks (800m)

8

EV chargers (800m)

Nearest car park157m
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: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.6 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

18 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 · 1.5 km
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

72

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketOne Below · 1.0 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

SG Convenience Store162 m
Ayres364 m
Food & Wine584 m
Londis650 m

Nearby cafes

Goodcup315 m
The Round523 m
Batch549 m
Bake with Monia561 m

Nearby restaurants

Babette199 m
400 rabbits326 m
Mr Bao531 m
081 Pizzeria537 m

Nearby pubs

The Man of Kent189 m
The Old Nun's Head235 m
El Vermut263 m
The Beer Shop302 m

Nearby gyms

Sama Yoga626 m
MoreYoga673 m
The Yard860 m
Yogarise921 m

Nearby pharmacies

Sheel Pharmacy203 m
RoPharm Chemist803 m
Food hygiene (5-star)55% of 56

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

47

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

62.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,760m
Crossrail 2 route6,858m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,178 nationally

2,125

Est. population

22,796/km²

67%

Employed

57%

Degree educated

£37,700

Median income

7.2%

Claimant rate

Inner cityVery high densityYoung professionals

43

Community stability

Age profile

22%
28%
23%
19%
Under 1822%
18–3428%
35–4923%
50–6419%
65+7%

Tenure

14%
28%
21%
35%
Own outright14%
Own (mortgage)28%
Private rent21%
Social rent35%
Shared ownership2%
Rent free0%

Ethnicity

41%
29%
White British41%
White Other10%
Asian5%
Black29%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household43%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent35%
Private rent21%

vs. London

Income vs London-10.2%
Price vs London-11.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
9
Local approval rate
91%
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)
38
Largest scheme
122 homes · 249-267 Rye Lane London Southwark SE15
Pipeline pressure
NONE

Named schemes (500m)

LINDEN ESTATE, LINDEN ESTATE, LINDEN GROVE, SE15120 homes
completed
159-161 Peckham Rye London SE15 3HX, Solomon's Passage, SE15 3HX71 homes
completed
18-26 & 18A, 18-26 & 18A, NUNHEAD LANE, SE1566 homes
completed
187 - 189, 187 - 189, Gordon Road, SE15 3RT25 homes
completed
70A, 70A, NUNHEAD GROVE, SE1522 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
52%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Victoria MillsLabour
Renata HamvasLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£461,234)

£10,562

Standard buyer

£1,812

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 3LF

Full postcodeSE15 3LF
Postcode districtSE15
BoroughLondon Borough of Southwark
WardPeckham Rye
Latitude51.463152
Longitude-0.059527
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