Peckham · Southwark · Peckham constituency · 51.47430, -0.07423

SE15 5LE— Peckham, Southwark

Location and area intelligence for SE15 5LE, Peckham, Southwark

The hidden gem

 

Schools 100%Safety 77/100Transport 48/100Yield 6.62%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
77
Schools
60
Transport
48
Environment
47
Investment
70

The bottom line

SE15 5LE offers exceptional schools (100% Good/Outstanding) and low crime at £330,000 median — a strong choice for Families and Investors.

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Location

SE15 5LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income-11.2% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for SE15 5LE

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

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“The hidden gem”

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How SE15 5LE 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 · 1 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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 8 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

87.9 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-19% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour14%
Vehicle crime10%
Drug offences9%
Burglary7%
Robbery5%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 264m

Crime is +35% 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.

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

+38.1%

This year

Flat

Dominant type

Price history

5-year change
+20.0%
Sales (24 months)5
New build0.0%
Avg flat£330,000
Price per m²£6,145/m²
Price per ft²£571/ft²
Avg floor area57.6 m²

EPC breakdown

B
4%
C
19%

Based on 23 properties · Confidence: medium

Street mix

Flat 100%

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£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

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

8.8×

Price-to-income

£1,651/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£144,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2002–2026 · CAGR

+3.6%

Total change

+134%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.1%

per year

Acceleration

+18.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 51 sales

Property Type Mix

Total: 51 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£141k£141k+0%23
Pre-crash peak2006–2007£174k£203k+17%3
GFC & correction2011–2011£161k£161k+0%1
Help-to-Buy recovery2013–2016£227k£395k+73.6%2
Brexit uncertainty2017–2018£490k£351k-28.4%1.5
Pandemic surge2021–2021£275k£275k+0%1
Rate-rise correction2022–2023£335k£315k-6%2
Current market2025–2026£295k£330k+12.1%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.6%
District
3.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Peckham Rye→ London Bridge· 6 tph
10 min

Nearby stations

Peckham Rye Rail StationSoutheastern · Windrush
7 min walk
Peckham RyeNational Rail
7 min walk
Queens Road Peckham Rail StationWindrush · Southern
15 min walk
Denmark Hill Rail StationThameslink · Southeastern
16 min walk
New Cross Gate Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

60

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

1.3 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

65

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)191
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock1.3 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above 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

6 min walk

3

GPs within 1km

5

Dentists within 1km

1

Care homes (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

125

Parks (1km)

38

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketHao Wah Chinese Supermarket · 137 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

858m

Post office

Nearby shops

Payless185 m
Kennedy's Sausages229 m
Little Hut274 m
The Cakery275 m

Nearby cafes

Little Deli @17122 m
Queen's Kitchen137 m
Panedería Mil Delícias147 m
The Cinnamon Tree Bakery149 m

Nearby restaurants

Ewenla Lounge94 m
Delta Express Pizza100 m
Hong Kong Garden127 m
Morley's132 m

Nearby pubs

The Hope228 m
Tola291 m
The Kentish Drovers298 m
The Greyhound393 m

Nearby gyms

Peckham Pulse257 m
Flying Fantastic335 m
The Gym Group534 m
PureGym637 m

Nearby pharmacies

Day Lewis Pharmacy67 m
Morrisons Pharmacy415 m
V E Lettsom Pharmacy680 m
RoPharm Chemist807 m

Nearby health

Acorn & Gaumont House Surgery588 m
Colgrove Dental650 m
Bailie & Associates655 m
Food hygiene (5-star)66% of 192

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

E

High street health

Investment

Investment grade, yield and market outlook

70

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
Gross yield
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

69

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,211m
Crossrail 2 route5,381m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,089 nationally

1,684

Est. population

16,250/km²

62%

Employed

49%

Degree educated

£37,300

Median income

7.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

17%
33%
16%
23%
Under 1817%
18–3433%
35–4916%
50–6423%
65+10%

Tenure

18%
14%
62%
Own outright2%
Own (mortgage)18%
Private rent14%
Social rent62%
Shared ownership3%
Rent free1%

Ethnicity

19%
48%
White British19%
White Other7%
Asian13%
Black48%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine23%
No car household55%
Unemployed8%
No qualifications19%

Housing tenure (Census 2021)

Social rent62%
Private rent14%

vs. London

Income vs London-11.2%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
54
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
22
Local approval rate
100%
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)
15
Largest scheme
194 homes · Samuel Jones Industrial Estate, Samuel Jones Industrial Estate, Peckham Grove, Diamond Street / Blake's Road, SE15 6ES
Pipeline pressure
NONE

Named schemes (500m)

CAMDEN ESTATE, PHASE 2B, CAMDEN ESTATE, PHASE 2B, EXETER ROAD, EATON WALK, MILFORD WAY, GARDEN COURT, SE15167 homes
completed
PHASE 3A & 4A, SUMNER ESTATE, PHASE 3A & 4A, SUMNER ESTATE, COMMERCIAL WAY, SUMNER ROAD, LISFORD STREET, SE15132 homes
completed
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

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.4%
Ward turnout
32%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Ryan Denis CoxGreen
Sabina EmmanuelLabour
Dean Douglas PetersGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

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 5LE

Full postcodeSE15 5LE
Postcode districtSE15
BoroughLondon Borough of Southwark
WardPeckham
Latitude51.474302
Longitude-0.074231
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