Rye Lane · Southwark · Peckham constituency · 51.46626, -0.07781

SE15 4AD— Rye Lane, Southwark

Location and area intelligence for SE15 4AD, Rye Lane, Southwark

The practical family move

 

Schools 100%Safety 65/100Transport 57/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
65
Schools
60
Transport
57
Environment
46
Investment
46

The bottom line

SE15 4AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE15 4AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+146.0% vs London avg

Deep-dive guides for SE15 4AD

🛡️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 4AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Belham Primary School

Not yet inspected · 4 min walk

KS2: 105.0

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 10 min walk

P8: +0.29A8: 41.8

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

159.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+47% vs borough

Crime by type

Other33%
Violence & sexual offences15%
Anti-social behaviour13%
Theft11%
Vehicle crime9%
Burglary8%
Robbery7%
Drug offences5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 849m

Crime is +146% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£10,651/m²
Price per ft²£989/ft²
Avg floor area70.1 m²

EPC breakdown

B
1%
C
15%
D
24%
E
3%
F
1%

Based on 44 properties · Confidence: high

Street mix

Semi 3%Terraced 28%Flat 63%Other 8%

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£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

1995–2025 · CAGR

+7.6%

Total change

+800%

Market Activity

Price Velocity & Acceleration

Current Velocity

+76.5%

per year

Acceleration

+137.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached2.7%
Terraced29.7%
Flat/maisonette67.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£125k+56.2%1.5
Post-dot-com plateau2002–2003£215k£92k-57.2%2
Pre-crash peak2006–2007£250k£250k+0%1
GFC & correction2008–2012£360k£320k-11.1%1.8
Help-to-Buy recovery2013–2016£280k£569k+103.1%1.3
Brexit uncertainty2017–2018£575k£594k+3.3%2
Pandemic surge2020–2021£863k£1.05m+22.3%2
Rate-rise correction2022–2022£408k£408k+0%3
Current market2025–2025£720k£720k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
7 min walk
Peckham Rye Rail StationSoutheastern · Windrush
9 min walk
Denmark Hill Rail StationThameslink · Southeastern
10 min walk
Queens Road Peckham Rail StationWindrush · Southern
21 min walk
Brixton Underground StationVictoria
33 min walk
No bus stops within 400m

35

Walkability score

22

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf40 min ↓
City46 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

31

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)122
Nearest car park405m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Disabled· no
620m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.7 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): 1

Landslide susceptibility: Low

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

11 min walk

1

GPs within 1km

4

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 799 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

24

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Victoria Inn (405 m)

Nearest supermarketM&S Food · 546 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Payless Food & Wine496 m
Spring Social Supermarket603 m
Nisa Local618 m
K&K Butchers747 m

Nearby cafes

Dudleys90 m
Crossroads Cafe340 m
139 Fika391 m
Petitou450 m

Nearby restaurants

Malabar Feast344 m
Sam's Kebab349 m
Made of Dough353 m
Artusi353 m

Nearby pubs

The Victoria Inn405 m
Prince Albert441 m
The Cherry Tree528 m
The Montpelier544 m

Nearby gyms

Gaia Pilates425 m
Bodylift520 m
HS Fitness Studio524 m
East Dulwich Leisure Centre736 m

Nearby pharmacies

V E Lettsom Pharmacy608 m
RoPharm Chemist767 m
Day Lewis Pharmacy927 m

Nearby health

Tessa Jowell Health Centre795 m
Food hygiene (5-star)76% of 86

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

46

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

60.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,108m
Crossrail 2 route5,573m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,902 nationally

1,658

Est. population

7,482/km²

74%

Employed

70%

Degree educated

£45,300

Median income

4.3%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

16%
36%
22%
16%
Under 1816%
18–3437%
35–4922%
50–6416%
65+10%

Tenure

20%
29%
28%
23%
Own outright20%
Own (mortgage)29%
Private rent28%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

56%
13%
15%
White British56%
White Other13%
Asian5%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine12%
No car household51%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
43
Planning apps (3 years)
29
Local approval rate
95%
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)
20
Largest scheme
89 homes · GROVE VALE DEPOT SITE, GROVE VALE DEPOT SITE, VALE END, SE22
Pipeline pressure
NONE

Named schemes (500m)

GROVE VALE DEPOT SITE, GROVE VALE DEPOT SITE, VALE END, SE2289 homes
completed
SOUTHWARK TEACHERS CENTRE, SOUTHWARK TEACHERS CENTRE, LYNDHURST GROVE, SE520 homes
completed
Land adjacent to 25 (known as 25a), Land adjacent to 25 (known as 25a), Grove Park, SE5 8LH8 homes
completed
18A, 18A, Grove Park, SE5 8LH6 homes
completed
18, 18, Grove Park, SE5 8LH5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.5%
Ward turnout
45%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Jasmine AliLabour
Esme DobsonLabour
Reginald PopoolaGreen

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Key facts for SE15 4AD

Full postcodeSE15 4AD
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.466259
Longitude-0.077809
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