Rye Lane · Southwark · Peckham constituency · 51.47371, -0.06842

SE15 5ED— Rye Lane, Southwark

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

High-connectivity investment target

 

Schools 100%Safety 51/100Transport 62/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
51
Schools
60
Transport
62
Environment
62
Investment
68

The bottom line

SE15 5ED offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors.

Less suited to Families.

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Location

SE15 5ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for SE15 5ED

🛡️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 5ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harris Primary Academy Peckham Park

Not yet inspected · 5 min walk

KS2: 103.0

—

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 4 min walk

8 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

99

Road safety score

1

Accidents (5yr)

10

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 664m

Crime is +283% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,211/m²
Price per ft²£484/ft²
Avg floor area46.2 m²

EPC breakdown

B
22%
C
35%
D
17%
E
4%
F
3%
G
1%

Based on 82 properties · Confidence: high

Street mix

Terraced 6%Flat 77%Other 17%

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£115,500
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)
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

2002–2025 · CAGR

+0.8%

Total change

+20%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

+77.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 39 sales

Property Type Mix

Total: 39 sales

Terraced7.7%
Flat/maisonette92.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£191k£155k-19%2.7
Pre-crash peak2005–2007£130k£159k+22.1%3
GFC & correction2008–2010£150k£190k+26.7%2
Help-to-Buy recovery2013–2016£159k£235k+47.8%2.2
Brexit uncertainty2017–2019£313k£295k-5.6%1.3
Pandemic surge2021–2021£440k£440k+0%1
Rate-rise correction2022–2023£415k£1.29m+210.8%1
Current market2024–2025£240k£230k-4.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.5%
District
5.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
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
5 min walk
Peckham RyeNational Rail
5 min walk
Queens Road Peckham Rail StationWindrush · Southern
10 min walk
Denmark Hill Rail StationThameslink · Southeastern
20 min walk
New Cross Gate Rail StationSouthern · Windrush
24 min walk
No bus stops within 400m

68

Walkability score

232

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria47 min ↑
Waterloo41 min ↑
Canary Wharf36 min ↓
City38 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

53

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)191
Nearest car park108m
Santander docks (800m)0
Nearest cycle dock1.2 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: 2.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.8 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

11 min walk

1

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

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

134

Parks (1km)

57

Restaurants (800m)

15

Cafes (800m)

7

Pubs (400m)

4

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketKumasi Market · 83 m
1 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Little Hut150 m
The Cakery164 m
Wing Tai Supermarket179 m
Yours Food and Wine225 m

Nearby cafes

Costa90 m
Criterion Cafe93 m
Cafe World98 m
Agrobeso119 m

Nearby restaurants

Chick Chicken43 m
M. Manze47 m
Sultan Beirut55 m
Katie's Chicken & Pizza83 m

Nearby pubs

The Red Bull33 m
The Greyhound50 m
The Kentish Drovers113 m
Tola159 m

Nearby gyms

Peckham Pulse156 m
Flying Fantastic225 m
The Gym Group322 m
Yogarise431 m

Nearby pharmacies

Morrisons Pharmacy61 m
Day Lewis Pharmacy167 m
RoPharm Chemist589 m
Asda1.2 km

Nearby health

Acorn & Gaumont House Surgery189 m
Bailie & Associates249 m
Colgrove Dental713 m
my dentist1.1 km
Food hygiene (5-star)57% of 285

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

68

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
9.3% (high)London avg: 3.8%Strong yield — top 3% of London
Gentrification score24/100
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

56.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,063m
Crossrail 2 route5,774m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
75
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
22
Local approval rate
90%
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)
21
Largest scheme
333 homes · WOOD DENE, WOOD DENE, QUEENS ROAD, MEETING HOUSE LANE & CARLTON GROVE, SE15
Pipeline pressure
NONE

Named schemes (500m)

PHASE 3A & 4A, SUMNER ESTATE, PHASE 3A & 4A, SUMNER ESTATE, COMMERCIAL WAY, SUMNER ROAD, LISFORD STREET, SE15132 homes
completed
SITE SOUTH OF, SITE SOUTH OF, LISFORD STREET, SUMNER ROAD, MELON ROAD, SE15115 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
151-163, 151-163, PECKHAM HIGH STREET, SE1560 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 5ED

Full postcodeSE15 5ED
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.473712
Longitude-0.068424
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