Old Kent Road · Southwark · Peckham constituency · 51.47885, -0.07068

SE15 6BL— Old Kent Road, Southwark

Location and area intelligence for SE15 6BL, Old Kent Road, Southwark

The practical family move

 

Schools 100%Safety 76/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
60
Transport
42
Environment
64
Investment
47

The bottom line

SE15 6BL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE15 6BL

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 income-9.3% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for SE15 6BL

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

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Postcode Personality

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“The practical family move”

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How SE15 6BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Francis RC Primary School

Not yet inspected · 4 min walk

KS2: 106.1

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 9 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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.4 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

-13% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour18%
Drug offences9%
Vehicle crime9%
Burglary8%
Theft3%
Robbery2%

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: Old Kent Road Fire Station · 945m

Crime is +47% 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£9,337/m²
Price per ft²£867/ft²
Avg floor area51.5 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£128,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1998–2025 · CAGR

+7.9%

Total change

+675%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.4%

per year

Acceleration

+1.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£60k£60k+0%1
Post-dot-com plateau2001–2003£110k£148k+34.1%1
Pre-crash peak2007–2007£190k£190k+0%1
GFC & correction2011–2011£200k£200k+0%1
Help-to-Buy recovery2015–2016£390k£405k+3.8%1
Pandemic surge2020–2021£365k£410k+12.3%1
Current market2025–2025£465k£465k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
12 min walk
Peckham RyeNational Rail
12 min walk
Queens Road Peckham Rail StationWindrush · Southern
14 min walk
Denmark Hill Rail StationThameslink · Southeastern
22 min walk
New Cross Gate Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

42

Walkability score

128

Footpaths (500m)

0

Santander docks (800m)

1.0 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

71

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)71
Nearest car park97m
Santander docks (800m)0
Nearest cycle dock1.0 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.0 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.3 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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
Heat pump suitableNo
EPC upgrade costMinimal

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 · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

32

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketKim Lien Mini Market · 598 m
2 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)

1.3km

Post office

Nearby shops

CNJ Convenience Store206 m
Commercial Way Food and Wine515 m
Little Hut601 m
Francia’s Mini Mart608 m

Nearby cafes

Criterion Cafe573 m
Cafe World576 m
Agrobeso586 m
Little Deli @17587 m

Nearby restaurants

CFC161 m
Golden Palace167 m
Fusion Cuisine337 m
New Golden Wok420 m

Nearby pubs

The Olde Apple Tree232 m
Duke of Sussex384 m
The Greyhound542 m
The Kentish Drovers574 m

Nearby gyms

Peckham Pulse518 m
Burgess Park Sports Centre717 m
Flying Fantastic732 m
PureGym756 m

Nearby pharmacies

Day Lewis Pharmacy582 m
Asda640 m
Morrisons Pharmacy650 m
RoPharm Chemist1.2 km

Nearby health

Colgrove Dental121 m
Acorn & Gaumont House Surgery629 m
my dentist665 m
Bailie & Associates697 m
Food hygiene (5-star)60% of 156

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

47

Investment score

Moderate

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

58.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route651m
Crossrail 2 route5,413m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,943 nationally

2,306

Est. population

17,839/km²

59%

Employed

40%

Degree educated

£38,100

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

24%
30%
18%
19%
Under 1824%
18–3430%
35–4918%
50–6419%
65+8%

Tenure

16%
66%
Own outright7%
Own (mortgage)10%
Private rent16%
Social rent66%
Shared ownership1%
Rent free0%

Ethnicity

17%
54%
White British17%
White Other8%
Asian7%
Black54%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine26%
No car household53%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent66%
Private rent16%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
20
Local approval rate
93%
Borough approval rate
89%
Opportunity area
Old Kent Road
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£10.0bn
Est. completion
2045

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
191
Largest scheme
181 homes
Pipeline pressure
NONE

Named schemes (500m)

181 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
SITE SOUTH OF, SITE SOUTH OF, LISFORD STREET, SUMNER ROAD, MELON ROAD, SE15115 homes
completed
SUMNER ROAD, DANIEL GARDENS, SUMNER ROAD, DANIEL GARDENS, AND GARNIES CLOSE, SE15112 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
17.6%
Ward turnout
33%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Evelyn AkotoLabour and Co-operative Party
Richard LivingstoneLabour and Co-operative Party
Alexandra AustinGreen

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Key facts for SE15 6BL

Full postcodeSE15 6BL
Postcode districtSE15
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.478848
Longitude-0.070684
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