Rye Lane · Southwark · Peckham constituency · 51.46706, -0.07002

SE15 4PE— Rye Lane, Southwark

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

The practical family move

 

Top 13% LondonSchools 100%Safety 72/100Transport 60/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
72
Schools
90
Transport
60
Environment
61
Investment
79

The bottom line

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

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Location

SE15 4PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for SE15 4PE

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

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How SE15 4PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bellenden Primary School

Good · Inspected Mar 2024 · 4 min walk

KS2: 104.1

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 9 min walk

P8: +0.29A8: 41.8

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+10% vs borough

Crime by type

Other29%
Anti-social behaviour18%
Violence & sexual offences17%
Vehicle crime14%
Theft8%
Burglary7%
Robbery4%
Drug offences3%

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 · 940m

Crime is +84% above London average

Property

Prices, sales volume and market trends

Avg floor area88 m²

EPC breakdown

B
4%
C
9%
E
2%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 19%Terraced 57%Detached 5%Flat 19%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£220,000
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)
RoofPitched, insulated (assumed)
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

1997–2022 · CAGR

+9.7%

Total change

+922%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.0%

per year

Acceleration

-24.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Detached5%
Semi-detached20%
Terraced55%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£74k£128k+74.1%1
Post-dot-com plateau2001–2004£185k£230k+24.3%1
Pre-crash peak2007–2007£350k£350k+0%4
GFC & correction2012–2012£425k£425k+0%1
Help-to-Buy recovery2015–2015£773k£773k+0%2
Brexit uncertainty2018–2019£728k£665k-8.6%1
Pandemic surge2020–2021£716k£825k+15.2%2.5
Rate-rise correction2022–2022£751k£751k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.1%
District
5.1%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
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
Peckham Rye→ London Bridge· 6 tph
10 min

Nearby stations

Peckham Rye Rail StationSoutheastern · Windrush
4 min walk
Peckham RyeNational Rail
4 min walk
Queens Road Peckham Rail StationWindrush · Southern
14 min walk
Denmark Hill Rail StationThameslink · Southeastern
17 min walk
New Cross Gate Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

58

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

1.7 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

13

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)120
Nearest car park191m
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: 3.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.6 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): 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

14 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

64

Restaurants (800m)

20

Cafes (800m)

14

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketOne Below · 380 m
2 sports halls

Nightlife (500m)

0

Nightclubs

14

Late-night venues

B
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

Jaffa Food Store215 m
Stella's Groceries & Vegetables216 m
K&K Butchers220 m
Family Convenience Store UK254 m

Nearby cafes

Petitou117 m
Elta Tavern Kitchen153 m
139 Fika162 m
Crossroads Cafe210 m

Nearby restaurants

Miss Tapas128 m
Lolak Afrique Peckham136 m
CODFellas175 m
Lovely House182 m

Nearby pubs

The Montpelier64 m
The Victoria Inn158 m
Prince Albert206 m
The White Horse228 m

Nearby gyms

Gaia Pilates186 m
Yogarise376 m
The Yard382 m
The Gym Group427 m

Nearby pharmacies

RoPharm Chemist243 m
Morrisons Pharmacy687 m
Day Lewis Pharmacy830 m

Nearby health

Bailie & Associates827 m
Acorn & Gaumont House Surgery837 m
Food hygiene (5-star)60% of 300

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

79

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
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

52.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,756m
Crossrail 2 route6,011m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,430 nationally

1,882

Est. population

9,813/km²

73%

Employed

66%

Degree educated

£45,300

Median income

5.8%

Claimant rate

Urban coreHigh densityYoung professionals

42

Community stability

Age profile

17%
35%
22%
15%
Under 1817%
18–3435%
35–4922%
50–6415%
65+11%

Tenure

17%
28%
28%
26%
Own outright17%
Own (mortgage)28%
Private rent28%
Social rent26%
Shared ownership0%
Rent free0%

Ethnicity

54%
17%
White British54%
White Other12%
Asian6%
Black17%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine13%
No car household49%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent28%
Social rent26%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
26
Local approval rate
97%
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)
40
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

1-15 Bournemouth Road And 143-147 Rye Lane London SE15 4ST, Rye Lane [143-147], SE15 4ST62 homes
completed
137-141A Rye Lane London Southwark SE1540 homes
completed
213, 213, RYE LANE, SE15 4TP40 homes
completed
RYE LANE MARKET, 48, RYE LANE MARKET, 48, RYE LANE, SE1535 homes
completed
1-17, 1-17, SANDISON STREET, SE1526 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 4PE

Full postcodeSE15 4PE
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.467057
Longitude-0.070015
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