Rye Lane · Southwark · Peckham constituency · 51.46860, -0.06726

SE15 4TL— Rye Lane, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 64/100Transport 58/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
69
Safety
64
Schools
90
Transport
58
Environment
61
Investment
44

The bottom line

SE15 4TL offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

SE15 4TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+152.0% vs London avg

Deep-dive guides for SE15 4TL

🛡️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 4TL 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 · 5 min walk

KS2: 104.1

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 8 min walk

P8: +0.29A8: 41.8

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 9 min walk

7 primaries · 2 secondaries · 1 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

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 949m

Crime is +152% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£14,669/m²
Price per ft²£1,363/ft²
Avg floor area48.4 m²

EPC breakdown

C
15%
D
8%
E
3%

Based on 26 properties · Confidence: medium

Street mix

Semi 5%Terraced 37%Flat 42%Other 16%

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£121,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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%

Total change

+668%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.3%

per year

Acceleration

-273.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced50%
Flat/maisonette42.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£93k£50k-45.9%1
Post-dot-com plateau2001–2002£385k£162k-57.8%1.5
Pre-crash peak2006–2006£553k£553k+0%2
GFC & correction2011–2011£146k£146k+0%2
Help-to-Buy recovery2013–2015£190k£273k+43.4%1
Brexit uncertainty2017–2017£950k£950k+0%1
Current market2025–2025£710k£710k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Peckham RyeNational Rail
3 min walk
Peckham Rye Rail StationSoutheastern · Windrush
3 min walk
Queens Road Peckham Rail StationWindrush · Southern
11 min walk
Denmark Hill Rail StationThameslink · Southeastern
19 min walk
New Cross Gate Rail StationSouthern · Windrush
25 min walk
No bus stops within 400m

63

Walkability score

131

Footpaths (500m)

0

Santander docks (800m)

1.5 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

16

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)120
Nearest car park138m
Santander docks (800m)0
Nearest cycle dock1.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.4 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

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.4 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

108

Parks (1km)

64

Restaurants (800m)

17

Cafes (800m)

17

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketOne Below · 235 m
1 sports halls

Nightlife (500m)

0

Nightclubs

17

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

Family Convenience Store UK22 m
K&K Butchers39 m
Family Carnation Supermarket48 m
Stella's Groceries & Vegetables59 m

Nearby cafes

Elta Tavern Kitchen105 m
Oi Spaghetti148 m
CLF Arts Cafe151 m
Ozzies175 m

Nearby restaurants

Salas Wraps11 m
Chicken World11 m
Gabby's12 m
Lai Rai55 m

Nearby pubs

John the Unicorn29 m
Four Quarters68 m
Kanpai137 m
Eko Brewery and Taproom141 m

Nearby gyms

The Yard128 m
Yogarise147 m
The Gym Group274 m
Gaia Pilates359 m

Nearby pharmacies

RoPharm Chemist17 m
Morrisons Pharmacy515 m
Day Lewis Pharmacy618 m
Sheel Pharmacy724 m

Nearby health

Bailie & Associates597 m
Acorn & Gaumont House Surgery620 m
Food hygiene (5-star)60% of 318

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

44

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score26/100
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

49.9

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,511m
Crossrail 2 route6,101m

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

Inner cityHigh 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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
57
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
21
Local approval rate
93%
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)
36
Largest scheme
122 homes · 249-267 Rye Lane London Southwark SE15
Pipeline pressure
NONE

Named schemes (500m)

249-267 Rye Lane London Southwark SE15122 homes
completed
Former Leisure Centre McKerrell Road/Hanover Park SE15, Hanover Park, Clayton Road96 homes
completed
FORMER LEISURE CENTRE, FORMER LEISURE CENTRE, McKerrell Road, Hanover Park / Clayton Road, SE1575 homes
completed
CAR PARK SITE, CAR PARK SITE, COPELAND ROAD, SE15 3SL67 homes
completed
1-15 Bournemouth Road And 143-147 Rye Lane London SE15 4ST, Rye Lane [143-147], SE15 4ST62 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 4TL

Full postcodeSE15 4TL
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.468603
Longitude-0.067257
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