Rye Lane · Southwark · Peckham constituency · 51.46913, -0.07042

SE15 4QS— Rye Lane, Southwark

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 72/100Transport 63/100Yield 4.91%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
72
Schools
60
Transport
63
Environment
61
Investment
68

The bottom line

SE15 4QS offers exceptional schools (100% Good/Outstanding) and low crime at £445,000 median — a strong choice for Families and Investors.

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Location

SE15 4QS

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-14.4% vs London avg
vs London income+7.9% vs London avg
vs London crime+84.0% vs London avg

Deep-dive guides for SE15 4QS

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

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“High-connectivity investment target”

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How SE15 4QS 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 · 5 min walk

KS2: 105.0

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 6 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 · 9 min walk

10 primaries · 2 secondaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 745m

Crime is +84% 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.

£445,000

Median sale price

14% below London median

£445,000 is 14% below the London median (£520,000)

+24.0%

This year

Flat

Dominant type

Price history

5-year change
+7.0%
Sales (24 months)5
New build0.0%
Avg detached£1,125,000
Avg semi-detached£1,430,000
Avg flat£387,500
Price per m²£6,412/m²
Price per ft²£596/ft²
Avg floor area71.3 m²

EPC breakdown

C
17%
D
9%
E
5%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 14%Terraced 33%Detached 1%Flat 50%Other 1%

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£9,750
First-time buyerFTB
£1,000
Additional propertyBTL/2nd
£23,100

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

9.8×

Price-to-income

£2,226/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£178,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.7%

Total change

+1110%

Market Activity

Price Velocity & Acceleration

Current Velocity

+98.9%

per year

Acceleration

+138.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 68 sales

Property Type Mix

Total: 68 sales

Detached1.5%
Semi-detached14.7%
Terraced35.3%
Flat/maisonette48.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£83k+7.1%3.6
Post-dot-com plateau2001–2004£114k£200k+76.2%4.2
Pre-crash peak2005–2007£231k£185k-19.9%2.7
GFC & correction2010–2012£400k£350k-12.5%2.7
Help-to-Buy recovery2013–2016£670k£640k-4.5%1
Brexit uncertainty2018–2019£303k£885k+192.6%2.5
Pandemic surge2020–2020£776k£776k+0%2
Current market2024–2025£471k£938k+98.9%3

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
7.6%
District
7.6%
Terraced+0% α
Local
9.6%
District
9.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

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
2 min walk
Peckham RyeNational Rail
2 min walk
Queens Road Peckham Rail StationWindrush · Southern
13 min walk
Denmark Hill Rail StationThameslink · Southeastern
17 min walk
New Cross Gate Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

63

Walkability score

95

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

22

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)120
Nearest car park95m
Santander docks (800m)0
Nearest cycle dock1.6 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: 3.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 67%
Less green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.3 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

12 min walk

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

68

Restaurants (800m)

22

Cafes (800m)

12

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

9

Convenience

Nearest supermarketOne Below · 172 m
2 sports halls

Nightlife (500m)

1

Nightclubs

13

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Ali green grocery186 m
Family Carnation Supermarket193 m
Family Convenience Store UK207 m
K&K Butchers218 m

Nearby cafes

Larry's114 m
Elta Tavern Kitchen196 m
CLF Arts Cafe206 m
Petitou207 m

Nearby restaurants

Kruk58 m
Honest Burgers92 m
Il Giardino99 m
Levan103 m

Nearby pubs

Bar Story57 m
Brick Brewery Taproom81 m
Peckham Arches82 m
Brick Brewery84 m

Nearby gyms

Gaia Pilates188 m
The Gym Group216 m
Yogarise244 m
The Yard288 m

Nearby pharmacies

RoPharm Chemist226 m
Morrisons Pharmacy467 m
Day Lewis Pharmacy629 m

Nearby health

Acorn & Gaumont House Surgery640 m
Bailie & Associates644 m
Colgrove Dental1.2 km
Food hygiene (5-star)58% of 322

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

68

Investment score

Good

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

71.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,572m
Crossrail 2 route5,879m

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%
Price vs London-14.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
25
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)
42
Largest scheme
122 homes · 249-267 Rye Lane London Southwark SE15
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
RYE LANE MARKET, 48, RYE LANE MARKET, 48, RYE LANE, SE1535 homes
completed
1-17, 1-17, SANDISON STREET, SE1526 homes
completed
Blenheim House 1-3 Blenheim Grove London SE15 4QX, SE15 4QX23 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 (£445,000)

£9,750

Standard buyer

£1,000

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 4QS

Full postcodeSE15 4QS
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.469132
Longitude-0.070417
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