Rye Lane · Southwark · Peckham constituency · 51.47020, -0.07137

SE15 5DB— Rye Lane, Southwark

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

The urban professional's pick

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 63/100Low yield 2.36%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
65
Schools
60
Transport
63
Environment
62
Investment
46

The bottom line

SE15 5DB offers exceptional schools (100% Good/Outstanding) and low crime at £925,000 median — a strong choice for Families.

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Location

SE15 5DB

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+77.9% vs London avg
vs London income+7.9% vs London avg
vs London crime+146.0% vs London avg

Deep-dive guides for SE15 5DB

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

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How SE15 5DB 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 · 6 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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

159.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+47% vs borough

Crime by type

Other33%
Violence & sexual offences15%
Anti-social behaviour13%
Theft11%
Vehicle crime9%
Burglary8%
Robbery7%
Drug offences5%

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 · 616m

Crime is +146% 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.

£925,000

Median sale price

Top 25% — 78% above London median

£925,000 is 78% above the London median (£520,000)

+1.5%

This year

Semi-detached

Dominant type

Price history

5-year change
+4.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£918,000
Avg terraced£1,250,000
Price per m²£11,844/m²
Price per ft²£1,100/ft²
Avg floor area79 m²

EPC breakdown

C
8%
D
20%
E
8%
F
1%
G
1%

Based on 38 properties · Confidence: high

Street mix

Semi 45%Terraced 28%Flat 25%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£33,750
First-time buyerFTB
£33,750
Additional propertyBTL/2nd
£61,500

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

20.4×

Price-to-income

£4,627/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£197,500
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)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+10.2%

Total change

+1591%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.5%

per year

Acceleration

+6.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached47%
Terraced27.3%
Flat/maisonette25.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£135k+126.9%1.5
Post-dot-com plateau2001–2004£150k£285k+90%3.8
Pre-crash peak2005–2007£295k£281k-4.7%3.7
GFC & correction2008–2010£225k£400k+77.8%3
Help-to-Buy recovery2013–2015£310k£627k+102.2%1
Brexit uncertainty2018–2019£755k£317k-58.1%2.5
Pandemic surge2020–2021£305k£883k+189.5%4
Rate-rise correction2022–2023£375k£872k+132.5%2
Current market2024–2025£911k£1.01m+10.5%2.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.3%
District
8.3%
Semi-detached+0% α
Local
7.4%
District
7.4%
Terraced+0% α
Local
15.1%
District
15.1%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
16 min walk
New Cross Gate Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

65

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

1.6 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

40

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)191
Nearest car park161m
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: 2.9 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.2 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

10 min walk

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

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

101

Parks (1km)

65

Restaurants (800m)

23

Cafes (800m)

11

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketOne Below · 165 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)

1.3km

Post office

Nearby shops

Ali green grocery192 m
Tesco Express197 m
Wing Tai Supermarket269 m
Family Carnation Supermarket293 m

Nearby cafes

Zionly Manna Vegan Caribbean Cafe126 m
Larry's168 m
CLF Arts Cafe254 m
Petitou309 m

Nearby restaurants

Kruk120 m
Ganapati131 m
Coal Rooms142 m
McDonald's146 m

Nearby pubs

Peckham Arches102 m
Bar Story127 m
Brick Brewery137 m
Brick Brewery Taproom144 m

Nearby gyms

The Gym Group184 m
Flying Fantastic235 m
Gaia Pilates262 m
Yogarise295 m

Nearby pharmacies

RoPharm Chemist340 m
Morrisons Pharmacy384 m
Day Lewis Pharmacy540 m

Nearby health

Acorn & Gaumont House Surgery583 m
Bailie & Associates601 m
Colgrove Dental1.1 km
Food hygiene (5-star)58% of 313

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

46

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score32/100
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

75.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,503m
Crossrail 2 route5,765m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,902 nationally

1,658

Est. population

7,482/km²

74%

Employed

70%

Degree educated

£45,300

Median income

4.3%

Claimant rate

Urban coreHigh densityYoung professionals

43

Community stability

Age profile

16%
36%
22%
16%
Under 1816%
18–3437%
35–4922%
50–6416%
65+10%

Tenure

20%
29%
28%
23%
Own outright20%
Own (mortgage)29%
Private rent28%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

56%
13%
15%
White British56%
White Other13%
Asian5%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine12%
No car household51%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent28%
Social rent23%

vs. London

Income vs London+7.9%
Price vs London+77.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
50
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
23
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)
26
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)

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 (£925,000)

£33,750

Standard buyer

£33,750

First-time buyer

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 5DB

Full postcodeSE15 5DB
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.470199
Longitude-0.071365
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