Rotherhithe · Southwark · Peckham constituency · 51.48976, -0.05278

SE16 2BF— Rotherhithe, Southwark

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

The family fortress

 

Schools 100%Safety 80/100Transport 57/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
80
Schools
60
Transport
57
Environment
55
Investment
52

The bottom line

SE16 2BF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE16 2BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE16 2BF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE16 2BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rotherhithe Primary School

Not yet inspected · 4 min walk

—

Secondary

The Charter School Bermondsey

Not yet inspected · 13 min walk

P8: +0.12A8: 45.0

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-33% vs borough

Crime by type

Other21%
Violence & sexual offences21%
Anti-social behaviour17%
Theft10%
Vehicle crime10%
Drug offences9%
Burglary7%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.8km

Crime is +12% 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£5,868/m²
Price per ft²£545/ft²
Avg floor area70.3 m²

EPC breakdown

B
47%
C
4%

Based on 51 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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£175,750
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0 W/m²K
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,527
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+2.7%

Total change

+37%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-35.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 38 sales

Property Type Mix

Total: 38 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£295k£365k+23.7%9.3
Brexit uncertainty2018–2019£385k£288k-25.3%2.5
Pandemic surge2021–2021£400k£400k+0%1
Rate-rise correction2022–2022£327k£327k+0%1
Current market2024–2025£428k£405k-5.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.4%
District
3.4%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

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 Velocity100
Sales Volume53
Seasonal Timing7
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
11.3 min walk
South Bermondsey→ London Bridge· 4 tph
5 min

Nearby stations

South BermondseyNational Rail
3 min walk
Surrey Quays Rail StationWindrush
7 min walk
Canada Water Underground StationJubilee
12 min walk
Canada Water Rail StationWindrush
12 min walk
Bermondsey Underground StationJubilee
15 min walk
No bus stops within 400m

43

Walkability score

195

Footpaths (500m)

5

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge24 min ↓
Victoria40 min ↑
Waterloo33 min ↓
Canary Wharf ★23 min
City35 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

42

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)86
Nearest car park21m
Santander docks (800m)5
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Yellow Zone· no
618m
🅿️
Green Zone· no
662m
🅿️
Orange Zone· no
678m
🅿️
Blue Zone· no
695m
🅿️
Red Zone· no
741m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 67%
More green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.9 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

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

22 min walk

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGuy's Hospital · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLondis · 853 m
4 tennis courts2 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

0

Libraries (1km)

0

Cinemas (2km)

867m

Post office

Nearby shops

The Snapery Bakery285 m
Premier369 m
Bargain Booze377 m
BB Bakery431 m

Nearby cafes

Mama's Cafe111 m
Lions Den Cafe119 m
Mel's Cafe343 m
Millwall Cafe405 m

Nearby restaurants

Yama Sushi118 m
Victory Fish Bar121 m
Oh My Dog!121 m
Basil Leaf335 m

Nearby pubs

Fourpure Basecamp Taproom101 m
EeBria455 m
Whelans502 m
Battersea Brewery515 m

Nearby gyms

Southwark Park Sports and Athletics Centre399 m
The Arch Climbing Wall: Building One697 m
Canada Water Leisure Centre755 m
InstantPadel768 m

Nearby pharmacies

Boots724 m
Superdrug770 m
Albion Chemist1.1 km

Nearby health

Canada Water Dental Health1.0 km
Food hygiene (5-star)60% of 88

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

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

8/100

Velocity score

Future outlook

42.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,027m
Crossrail 2 route5,989m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,635 nationally

1,588

Est. population

15,655/km²

56%

Employed

42%

Degree educated

£35,300

Median income

7.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

23%
27%
24%
16%
Under 1823%
18–3427%
35–4924%
50–6416%
65+11%

Tenure

18%
62%
Own outright6%
Own (mortgage)11%
Private rent18%
Social rent62%
Shared ownership3%
Rent free1%

Ethnicity

33%
16%
27%
White British33%
White Other16%
Asian11%
Black27%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine25%
No car household68%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent62%
Private rent18%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
67%
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)
97
Largest scheme
310 homes · Phases 4a & 4c, Silwood Estate, Phases 4a & 4c, Silwood Estate, Silwood Road, Goldsworthy gardens, SE16 2SJ
Pipeline pressure
NONE

Named schemes (500m)

Phases 4a & 4c, Silwood Estate, Phases 4a & 4c, Silwood Estate, Silwood Road, Goldsworthy gardens, SE16 2SJ310 homes
completed
SITE 7, BRAMCOTE GREEN DEVELOPMENT, SITE 7, BRAMCOTE GREEN DEVELOPMENT, BRAMCOTE GROVE, SE16297 homes
completed
Blueprint - Silwood Estate Phase 4B, Blueprint - Silwood Estate Phase 4B, Silwood Street, Debnams Road, Corbetts Lane, SE16127 homes
completed
Phase 1 Silwood Estate, Phase 1 Silwood Estate, Reculver Road, Alpine Road , Sketchley Gradens, SE16 2RD115 homes
completed
SILWOOD ESTATE - PHASE 3A, SILWOOD ESTATE - PHASE 3A, OLDFIELD GROVE, ALPINE ROAD, CRANE MEAD, SE1691 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
10.6%
Ward turnout
40%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
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 2BF

Full postcodeSE16 2BF
Postcode districtSE16
BoroughLondon Borough of Southwark
WardRotherhithe
Latitude51.489757
Longitude-0.052779
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