Rye Lane · Southwark · Peckham constituency · 51.47405, -0.07704

SE15 5PY— Rye Lane, Southwark

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 55/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
71
Schools
90
Transport
55
Environment
48
Investment
59

The bottom line

SE15 5PY offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE15 5PY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+7.9% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for SE15 5PY

🛡️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 5PY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oliver Goldsmith Primary School

Good · Inspected May 2022 · 2 min walk

KS2: 106.2

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 3 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

The Grove Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

126.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+16% vs borough

Crime by type

Violence & sexual offences24%
Other23%
Anti-social behaviour15%
Burglary10%
Vehicle crime9%
Drug offences8%
Theft8%
Robbery4%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 68m

Crime is +95% 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£6,157/m²
Price per ft²£572/ft²
Avg floor area67.9 m²

EPC breakdown

B
40%
C
20%
D
1%

Based on 61 properties · Confidence: high

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

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£169,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2025 · CAGR

+8.9%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

+156.2%

per year

Acceleration

+202.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£125k£190k+52%1
Help-to-Buy recovery2013–2016£114k£126k+10.8%1
Brexit uncertainty2017–2019£525k£300k-42.9%1.7
Rate-rise correction2022–2023£299k£162k-45.9%1.5
Current market2025–2025£415k£415k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
15.2%
District
15.2%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
9 min walk
Peckham RyeNational Rail
9 min walk
Denmark Hill Rail StationThameslink · Southeastern
13 min walk
Queens Road Peckham Rail StationWindrush · Southern
17 min walk
New Cross Gate Rail StationSouthern · Windrush
32 min walk
No bus stops within 400m

46

Walkability score

102

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)

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Parking & EV

Car parks, spaces and charging points

67

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)71
Nearest car park65m
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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.9 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

4 min walk

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

21

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Hope (414 m)

Nearest supermarketHao Wah Chinese Supermarket · 306 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

713m

Post office

Nearby shops

Payless11 m
Kennedy's Sausages33 m
Toad Bakery290 m
The Cakery452 m

Nearby cafes

Peckham Pelican16 m
No. 67 Cafe & Restaurant181 m
Cafe Culture295 m
Little Deli @17302 m

Nearby restaurants

Ewenla Lounge274 m
Delta Express Pizza279 m
Fung Sing Foodie300 m
Morley's300 m

Nearby pubs

The Hope414 m
Tola466 m
The Kentish Drovers486 m
The Greyhound588 m

Nearby gyms

Peckham Pulse452 m
Flying Fantastic484 m
PureGym520 m
The Gym Group668 m

Nearby pharmacies

Day Lewis Pharmacy136 m
V E Lettsom Pharmacy509 m
Morrisons Pharmacy599 m

Nearby health

Kings Dental Clinic733 m
Colgrove Dental757 m
Food hygiene (5-star)63% of 84

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

59

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,334m
Crossrail 2 route5,218m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,414 nationally

2,091

Est. population

17,093/km²

65%

Employed

53%

Degree educated

£45,300

Median income

7.0%

Claimant rate

Urban coreVery high densityMixed

40

Community stability

Age profile

25%
27%
21%
18%
Under 1825%
18–3427%
35–4922%
50–6418%
65+9%

Tenure

19%
20%
46%
Own outright12%
Own (mortgage)19%
Private rent20%
Social rent47%
Shared ownership3%

Ethnicity

37%
34%
White British37%
White Other10%
Asian6%
Black34%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine19%
No car household55%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent47%
Private rent20%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
19
Local approval rate
92%
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)
14
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 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
COMMERCIAL WAY, SE15109 homes
completed
PHASE 4B, CAMDEN ESTATE, PHASE 4B, CAMDEN ESTATE, COTTAGE WALK, KENT WAY, CRABTREE WALK, SE15104 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 5PY

Full postcodeSE15 5PY
Postcode districtSE15
BoroughLondon Borough of Southwark
WardRye Lane
Latitude51.474052
Longitude-0.077035
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