Rye Lane · Southwark · Peckham constituency · 51.47146, -0.07065

SE15 5AA— Rye Lane, Southwark

Location and area intelligence for SE15 5AA, Rye Lane, Southwark

High-connectivity investment target

 

Schools 100%Safety 51/100Transport 62/100Yield 4.60%

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
51
Schools
60
Transport
62
Environment
63
Investment
57

The bottom line

SE15 5AA offers exceptional schools (100% Good/Outstanding) at £475,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

SE15 5AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income-4.8% vs London avg
vs London crime+283.0% vs London avg

Deep-dive guides for SE15 5AA

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

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How SE15 5AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St James the Great Roman Catholic Primary School

Not yet inspected · 5 min walk

KS2: 109.4

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 4 min walk

P8: +0.29A8: 41.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 7 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

248.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+128% vs borough

Crime by type

Other38%
Violence & sexual offences18%
Anti-social behaviour11%
Theft10%
Robbery7%
Drug offences6%
Burglary5%
Vehicle crime5%

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 · 576m

Crime is +283% 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.

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

-77.1%

This year

Flat

Dominant type

Price history

5-year change
-17.4%
Sales (24 months)5
New build0.0%
Avg terraced£560,000
Avg flat£374,125
Price per m²£6,516/m²
Price per ft²£605/ft²
Avg floor area63.5 m²

EPC breakdown

B
38%
C
7%
D
8%
E
1%
F
1%

Based on 55 properties · Confidence: high

Street mix

Semi 4%Terraced 34%Flat 59%Other 3%

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£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

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

11.9×

Price-to-income

£2,376/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£158,750
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.4%

Total change

+248%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.8%

per year

Acceleration

-202.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 71 sales

Property Type Mix

Total: 71 sales

Semi-detached4.2%
Terraced35.2%
Flat/maisonette60.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£129k£114k-11.5%1.2
Post-dot-com plateau2001–2004£135k£388k+187.4%1.8
Pre-crash peak2005–2007£382k£424k+11%1.7
GFC & correction2009–2012£639k£740k+15.9%1.7
Help-to-Buy recovery2013–2016£478k£1.22m+156.2%1.3
Brexit uncertainty2017–2019£318k£563k+77.2%10.7
Pandemic surge2020–2021£480k£575k+19.8%1.5
Rate-rise correction2022–2023£446k£553k+23.8%2
Current market2024–2025£1.31m£448k-65.8%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
2.1%
District
2.1%
Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
2 min walk
Peckham RyeNational Rail
2 min walk
Queens Road Peckham Rail StationWindrush · Southern
12 min walk
Denmark Hill Rail StationThameslink · Southeastern
17 min walk
New Cross Gate Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

67

Walkability score

157

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria42 min ↑
Waterloo40 min ↑
Canary Wharf41 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

44

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)191
Nearest car park23m
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 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: 2.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 22%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.1 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

10 min walk

1

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

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

111

Parks (1km)

65

Restaurants (800m)

21

Cafes (800m)

11

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketOne Below · 163 m
1 sports halls

Nightlife (500m)

1

Nightclubs

12

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express60 m
Wing Tai Supermarket134 m
Ali green grocery187 m
The Cakery197 m

Nearby cafes

Zionly Manna Vegan Caribbean Cafe52 m
Costa221 m
Larry's223 m
The Cinnamon Tree Bakery256 m

Nearby restaurants

KFC69 m
Osman Juice118 m
Greggs134 m
McDonald's135 m

Nearby pubs

Tola183 m
Peckham Arches187 m
Brick Brewery213 m
Brick Brewery Taproom221 m

Nearby gyms

Flying Fantastic89 m
The Gym Group139 m
Yogarise298 m
Peckham Pulse303 m

Nearby pharmacies

Morrisons Pharmacy239 m
RoPharm Chemist405 m
Day Lewis Pharmacy431 m

Nearby health

Acorn & Gaumont House Surgery448 m
Bailie & Associates477 m
Colgrove Dental935 m
Food hygiene (5-star)58% of 302

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

57

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,357m
Crossrail 2 route5,744m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,010 nationally

2,212

Est. population

11,940/km²

64%

Employed

46%

Degree educated

£40,000

Median income

12.2%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

33

Community stability

Age profile

22%
31%
22%
19%
Under 1822%
18–3431%
35–4922%
50–6419%
65+7%

Tenure

31%
49%
Own outright7%
Own (mortgage)12%
Private rent31%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

21%
38%
White British21%
White Other13%
Asian11%
Black38%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine25%
No car household69%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent49%
Private rent31%

vs. London

Income vs London-4.8%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
59
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
4
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)
31
Largest scheme
132 homes · PHASE 3A & 4A, SUMNER ESTATE, PHASE 3A & 4A, SUMNER ESTATE, COMMERCIAL WAY, SUMNER ROAD, LISFORD STREET, SE15
Pipeline pressure
NONE

Named schemes (500m)

SITE SOUTH OF, SITE SOUTH OF, LISFORD STREET, SUMNER ROAD, MELON ROAD, SE15115 homes
completed
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
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 (£475,000)

£11,250

Standard buyer

£2,500

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 5AA

Full postcodeSE15 5AA
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.471465
Longitude-0.070650
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