Rye Lane · Southwark · Peckham constituency · 51.47185, -0.07259

SE15 5BB— Rye Lane, Southwark

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

High-connectivity investment target

 

Schools 100%Safety 51/100Transport 61/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
51
Schools
60
Transport
61
Environment
46
Investment
58

The bottom line

SE15 5BB offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

SE15 5BB

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

Deep-dive guides for SE15 5BB

🛡️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 5BB 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 · 4 min walk

KS2: 109.4

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 2 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 · 8 min walk

8 primaries · 1 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

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 437m

Crime is +283% 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£5,110/m²
Price per ft²£475/ft²
Avg floor area91 m²

EPC breakdown

B
9%
C
3%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Terraced 44%Detached 6%Flat 39%Other 11%

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£227,500
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsSolid brick, as built, no insulation (assumed)
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

1997–2025 · CAGR

+5.5%

Total change

+347%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.6%

per year

Acceleration

-64.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Terraced50%
Flat/maisonette43.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£104k£152k+46.2%1
Help-to-Buy recovery2015–2015£628k£628k+0%1
Brexit uncertainty2017–2017£2.20m£2.20m+0%1
Pandemic surge2020–2021£600k£758k+26.2%4.5
Current market2025–2025£465k£465k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-9.1%
District
-9.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
4 min walk
Peckham RyeNational Rail
4 min walk
Queens Road Peckham Rail StationWindrush · Southern
13 min walk
Denmark Hill Rail StationThameslink · Southeastern
15 min walk
New Cross Gate Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

64

Walkability score

141

Footpaths (500m)

0

Santander docks (800m)

1.4 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

51

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)191
Nearest car park122m
Santander docks (800m)0
Nearest cycle dock1.4 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: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.0 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

8 min walk

3

GPs within 1km

5

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

55

Restaurants (800m)

18

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketHao Wah Chinese Supermarket · 186 m
1 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express189 m
The Cakery205 m
Little Hut228 m
Wing Tai Supermarket247 m

Nearby cafes

The Cinnamon Tree Bakery172 m
Zionly Manna Vegan Caribbean Cafe185 m
Panedería Mil Delícias202 m
Queen's Kitchen205 m

Nearby restaurants

Tiwa 'N' Tiwa164 m
Persepolis173 m
Dixie Grill179 m
Morley's188 m

Nearby pubs

Tola202 m
The Hope227 m
The Kentish Drovers272 m
Peckham Arches287 m

Nearby gyms

Flying Fantastic140 m
The Gym Group279 m
Peckham Pulse297 m
Yogarise435 m

Nearby pharmacies

Morrisons Pharmacy318 m
Day Lewis Pharmacy338 m
RoPharm Chemist524 m
V E Lettsom Pharmacy688 m

Nearby health

Acorn & Gaumont House Surgery536 m
Bailie & Associates579 m
Colgrove Dental895 m
Food hygiene (5-star)58% of 278

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

58

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

4/100

Velocity score

Future outlook

60.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,389m
Crossrail 2 route5,605m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
30
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)
18
Largest scheme
167 homes · CAMDEN ESTATE, PHASE 2B, CAMDEN ESTATE, PHASE 2B, EXETER ROAD, EATON WALK, MILFORD WAY, GARDEN COURT, SE15
Pipeline pressure
NONE

Named schemes (500m)

PHASE 2, SUMNER ESTATE, PHASE 2, SUMNER ESTATE, COMMERCIAL WAY, SUMNER ROAD, LISFORD STREET, SE15120 homes
completed
PHASE 5A (EAST) SITE BOUNDED BY, PHASE 5A (EAST) SITE BOUNDED BY, KELLY AVENUE, PECKHAM ROAD, SE15119 homes
completed
SITE SOUTH OF, SITE SOUTH OF, LISFORD STREET, SUMNER ROAD, MELON ROAD, SE15115 homes
completed
PHASE 4B, CAMDEN ESTATE, PHASE 4B, CAMDEN ESTATE, COTTAGE WALK, KENT WAY, CRABTREE WALK, SE15104 homes
completed
RYE LANE MARKET, 48, RYE LANE MARKET, 48, RYE LANE, SE1535 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 5BB

Full postcodeSE15 5BB
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.471847
Longitude-0.072592
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