Rye Lane · Southwark · Peckham constituency · 51.46459, -0.06730

SE15 4JP— Rye Lane, Southwark

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 57/100Yield 5.08%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
64
Schools
95
Transport
57
Environment
61
Investment
72

The bottom line

SE15 4JP offers exceptional schools (100% Good/Outstanding) at £430,000 median — a strong choice for Investors.

Less suited to Families.

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Location

SE15 4JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-17.3% vs London avg
vs London income+7.9% vs London avg
vs London crime+152.0% vs London avg

Deep-dive guides for SE15 4JP

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

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How SE15 4JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bellenden Primary School

Good · Inspected Mar 2024 · 1 min walk

KS2: 104.1

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 11 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 15 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

164.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+51% vs borough

Crime by type

Other34%
Violence & sexual offences17%
Theft15%
Anti-social behaviour10%
Burglary8%
Robbery7%
Vehicle crime5%
Drug offences4%

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: Peckham Fire Station · 1.3km

Crime is +152% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£430,000

Median sale price

17% below London median

£430,000 is 17% below the London median (£520,000)

+18.1%

This year

Flat

Dominant type

Price history

5-year change
-16.5%
Sales (24 months)5
New build0.0%
Avg terraced£806,500
Avg flat£396,500
Price per m²£6,486/m²
Price per ft²£603/ft²
Avg floor area67.6 m²

EPC breakdown

B
1%
C
23%
D
12%
E
4%

Based on 40 properties · Confidence: high

Street mix

Semi 1%Terraced 23%Flat 75%

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£9,000
First-time buyerFTB
£250
Additional propertyBTL/2nd
£21,900

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

9.5×

Price-to-income

£2,151/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£169,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1997–2026 · CAGR

+7.1%

Total change

+625%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.7%

per year

Acceleration

-66.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 67 sales

Property Type Mix

Total: 67 sales

Terraced25.4%
Flat/maisonette74.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£57k£96k+68.4%3.2
Post-dot-com plateau2001–2004£170k£143k-16.2%3
Pre-crash peak2005–2007£135k£175k+29.6%3
GFC & correction2008–2012£180k£221k+22.8%2.2
Help-to-Buy recovery2013–2016£280k£345k+23.2%2.7
Brexit uncertainty2017–2019£335k£345k+3%2
Pandemic surge2020–2021£975k£515k-47.2%1.5
Rate-rise correction2022–2022£646k£646k+0%2
Current market2025–2026£775k£413k-46.7%2.5

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
6.8%
District
6.8%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Peckham Rye→ London Bridge· 6 tph
10 min

Nearby stations

Peckham Rye Rail StationSoutheastern · Windrush
8 min walk
Peckham RyeNational Rail
8 min walk
Queens Road Peckham Rail StationWindrush · Southern
15 min walk
Denmark Hill Rail StationThameslink · Southeastern
20 min walk
Brockley Rail StationSouthern · Windrush
26 min walk
No bus stops within 400m

50

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria39 min ↑
Waterloo45 min ↑
Canary Wharf39 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)

Total spaces (800m)120
Nearest car park294m
Santander docks (800m)0
Nearest cycle dock1.8 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: 3.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.8 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): 2

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 yield856.7 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

18 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

47

Restaurants (800m)

16

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketOne Below · 658 m
1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

Food & Wine159 m
Jaffa Food Store354 m
Stella's Groceries & Vegetables388 m
SG Convenience Store408 m

Nearby cafes

Batch89 m
Bake with Monia126 m
All and one140 m
Nola208 m

Nearby restaurants

081 Pizzeria58 m
Pedler81 m
Ba Ba115 m
McNeil's145 m

Nearby pubs

The Angel Oak124 m
The White Horse156 m
The Gowlett244 m
Canavans Pool Hall300 m

Nearby gyms

Gaia Pilates508 m
East Dulwich Leisure Centre539 m
Sama Yoga550 m
The Yard562 m

Nearby pharmacies

RoPharm Chemist430 m
Sheel Pharmacy599 m
Morrisons Pharmacy958 m
Day Lewis Pharmacy1.1 km

Nearby health

Bailie & Associates1.0 km
Acorn & Gaumont House Surgery1.1 km
Food hygiene (5-star)60% of 222

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

72

Investment score

Strong

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

57.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,896m
Crossrail 2 route6,306m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,250 nationally

2,214

Est. population

12,620/km²

71%

Employed

59%

Degree educated

£45,300

Median income

6.7%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

21%
36%
24%
Under 1821%
18–3436%
35–4924%
50–6413%
65+7%

Tenure

17%
34%
33%
Own outright8%
Own (mortgage)17%
Private rent34%
Social rent33%
Shared ownership7%

Ethnicity

39%
29%
White British39%
White Other13%
Asian7%
Black29%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household65%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent34%
Social rent33%

vs. London

Income vs London+7.9%
Price vs London-17.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
18
Local approval rate
96%
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)
45
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

249-267 Rye Lane London Southwark SE15122 homes
completed
CAR PARK SITE, CAR PARK SITE, COPELAND ROAD, SE15 3SL67 homes
completed
213, 213, RYE LANE, SE15 4TP40 homes
completed
1-17, 1-17, SANDISON STREET, SE1526 homes
completed
190, 190, RYE LANE, SE15 4NF22 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£430,000)

£9,000

Standard buyer

£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 4JP

Full postcodeSE15 4JP
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.464593
Longitude-0.067297
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