Rye Lane · Southwark · Peckham constituency · 51.46974, -0.07154

SE15 5DF— Rye Lane, Southwark

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

The practical family move

 

Top 13% LondonSchools 100%Safety 65/100Transport 62/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
65
Schools
60
Transport
62
Environment
61
Investment
79

The bottom line

SE15 5DF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

SE15 5DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

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

Deep-dive guides for SE15 5DF

🛡️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 5DF 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 · 5 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

10 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 642m

Crime is +146% above London average

Property

Prices, sales volume and market trends

Avg floor area109.1 m²

EPC breakdown

C
10%
D
12%
E
6%
F
1%
G
1%

Based on 30 properties · Confidence: high

Street mix

Semi 45%Terraced 24%Flat 31%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£272,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+5.4%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

-51.0%

per year

Acceleration

-20.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached46%
Terraced24%
Flat/maisonette30%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£107k£245k+129%2.8
Post-dot-com plateau2001–2004£330k£350k+6.1%2.2
Pre-crash peak2006–2007£329k£450k+36.9%1.5
GFC & correction2009–2012£610k£805k+32%1.5
Help-to-Buy recovery2013–2015£1.04m£1.08m+4.1%3.5
Brexit uncertainty2017–2019£1.30m£515k-60.4%1.3
Pandemic surge2020–2020£1.38m£1.38m+0%2
Rate-rise correction2022–2023£960k£470k-51%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
12.2%
District
12.2%
Terraced+0% α
Local
14.3%
District
14.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
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

63

Walkability score

112

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

29

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)145
Nearest car park197m
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 waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
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

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

95

Parks (1km)

65

Restaurants (800m)

23

Cafes (800m)

10

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketOne Below · 191 m
1 sports halls

Nightlife (500m)

1

Nightclubs

11

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 grocery215 m
Tesco Express247 m
Family Carnation Supermarket284 m
Family Convenience Store UK302 m

Nearby cafes

Larry's171 m
Zionly Manna Vegan Caribbean Cafe174 m
Petitou258 m
CLF Arts Cafe265 m

Nearby restaurants

Ganapati105 m
Kruk111 m
Honest Burgers151 m
Coal Rooms159 m

Nearby pubs

Peckham Arches106 m
Bar Story118 m
Brick Brewery137 m
Brick Brewery Taproom141 m

Nearby gyms

Gaia Pilates210 m
The Gym Group219 m
Flying Fantastic287 m
Yogarise306 m

Nearby pharmacies

RoPharm Chemist325 m
Morrisons Pharmacy434 m
Day Lewis Pharmacy579 m
V E Lettsom Pharmacy764 m

Nearby health

Acorn & Gaumont House Surgery629 m
Bailie & Associates645 m
Colgrove Dental1.1 km
Food hygiene (5-star)58% of 308

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

79

Investment score

Strong

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

Avg monthly rent
£1,820London avg: £1,950/mo
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

56.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,553m
Crossrail 2 route5,778m

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%

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)
31
Planning apps (3 years)
24
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)
27
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

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Key facts for SE15 5DF

Full postcodeSE15 5DF
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.469744
Longitude-0.071543
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