Rotherhithe · Southwark · Bermondsey and Old Southwark constituency · 51.49173, -0.04677

SE16 2AD— Rotherhithe, Southwark

Location and area intelligence for SE16 2AD, Rotherhithe, Southwark

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 69/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
69
Safety
72
Schools
90
Transport
69
Environment
55
Investment
52

The bottom line

SE16 2AD offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Young professionals.

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Location

SE16 2AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for SE16 2AD

🛡️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 SE16 2AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rotherhithe Primary School

Not yet inspected · 3 min walk

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 15 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+9% vs borough

Crime by type

Other27%
Anti-social behaviour19%
Violence & sexual offences19%
Theft13%
Vehicle crime8%
Burglary6%
Robbery4%
Drug offences3%

Road safety

78

Road safety score

14

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

HIGH pedestrian risk9 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 1.2km

Crime is +83% 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£8,898/m²
Price per ft²£827/ft²
Avg floor area63.5 m²

EPC breakdown

B
2%
C
10%
D
6%

Based on 18 properties · Confidence: medium

Street mix

Terraced 67%Flat 22%Other 11%

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£158,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (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

2000–2025 · CAGR

+9.8%

Total change

+927%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

-101.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Terraced75%
Flat/maisonette25%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£55k£55k+0%1
Post-dot-com plateau2002–2002£240k£240k+0%1
Pre-crash peak2005–2007£90k£500k+455.6%1
GFC & correction2010–2010£200k£200k+0%2
Brexit uncertainty2017–2017£452k£452k+0%1
Current market2025–2025£565k£565k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Canada Water Underground StationJubilee line
8.6 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
2 min walk
Surrey QuaysNational Rail
2 min walk
Canada Water Underground StationJubilee
9 min walk
Canada Water Rail StationWindrush
9 min walk
Rotherhithe Rail StationWindrush
13 min walk
No bus stops within 400m

59

Walkability score

283

Footpaths (500m)

1

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria34 min ↓
Waterloo29 min ↓
Canary Wharf22 min ↓
City31 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

40

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)77
Nearest car park105m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Yellow Zone· no
285m
🅿️
Green Zone· no
354m
🅿️
Orange Zone· no
406m
🅿️
Blue Zone· no
430m
🅿️
Red Zone· no
462m

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: 16.0 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 AONB38% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.7 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

10 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

24

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketChina Ark Market · 535 m
3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

938m

Post office

Nearby shops

Surrey Meat And Grocery Store142 m
Plough Way Supermarket182 m
Food Mart343 m
The Greengrocer's Shack407 m

Nearby cafes

La Cigale82 m
Hello Boba116 m
Caffe Pistachio133 m
La Casa del Caffe161 m

Nearby restaurants

La Chingada54 m
Domino's83 m
Ma Po84 m
Express Fish Bar91 m

Nearby pubs

Whelans133 m
The Surrey Docks152 m
Fourpure Basecamp Taproom561 m
The Moby Dick652 m

Nearby gyms

Southwark Park Sports and Athletics Centre282 m
InstantPadel497 m
The London Fit Club514 m
Surrey Docks Watersports Centre539 m

Nearby pharmacies

Boots362 m
Superdrug446 m
Albion Chemist961 m

Nearby health

Canada Water Dental Health769 m
G K Ooi and Associates1.2 km
Food hygiene (5-star)62% of 116

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

52

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

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

55.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,427m
Crossrail 2 route6,062m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,954 nationally

2,114

Est. population

26,762/km²

61%

Employed

43%

Degree educated

£43,100

Median income

8.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

26%
30%
24%
13%
Under 1827%
18–3430%
35–4924%
50–6413%
65+7%

Tenure

29%
58%
Own outright5%
Own (mortgage)7%
Private rent29%
Social rent58%
Shared ownership1%
Rent free0%

Ethnicity

26%
20%
29%
White British26%
White Other20%
Asian10%
Black29%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household69%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent58%
Private rent29%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
11
Local approval rate
50%
Borough approval rate
89%
Historic landfill (400m)
1
Opportunity area
Canada Water
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£3.0bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
50
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

Phases 4a & 4c, Silwood Estate, Phases 4a & 4c, Silwood Estate, Silwood Road, Goldsworthy gardens, SE16 2SJ310 homes
completed
SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD STREET, SE16 2TA146 homes
completed
Phase 1 Silwood Estate, Phase 1 Silwood Estate, Reculver Road, Alpine Road , Sketchley Gradens, SE16 2RD115 homes
completed
PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, RECULVER ROAD, SE16101 homes
completed
BALTIC QUAY, BALTIC QUAY, GREENLAND DOCK, SE1696 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
10.6%
Ward turnout
40%
Election year
2026
MP
Neil Coyle (Labour)
MP majority
7,787
Constituency
Bermondsey and Old Southwark

Councillors

Colin James BoyleGreen
Stephanie CryanLabour and Co-operative Party
Kath WhittamGreen

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Key facts for SE16 2AD

Full postcodeSE16 2AD
Postcode districtSE16
BoroughLondon Borough of Southwark
WardRotherhithe
Latitude51.491726
Longitude-0.046775
Parliamentary constituencyBermondsey and Old Southwark
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