Rotherhithe · Southwark · Bermondsey and Old Southwark constituency · 51.49218, -0.04359

SE16 2LS— Rotherhithe, Southwark

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 62/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
72
Schools
90
Transport
62
Environment
55
Investment
57

The bottom line

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

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Location

SE16 2LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for SE16 2LS

🛡️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 2LS 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 · 6 min walk

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 14 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.8 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 986.7%

-24% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences19%
Other18%
Theft14%
Vehicle crime10%
Burglary6%
Drug offences5%
Robbery4%

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: Deptford · 1.1km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,216/m²
Price per ft²£577/ft²
Avg floor area73.3 m²

EPC breakdown

B
1%
C
17%
D
28%
E
5%
F
1%
G
2%

Based on 54 properties · Confidence: high

Street mix

Semi 2%Terraced 65%Flat 27%Other 7%

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£183,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+5.7%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.9%

per year

Acceleration

-35.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached1.8%
Terraced67.9%
Flat/maisonette30.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£68k£200k+194.1%3.2
Post-dot-com plateau2001–2004£122k£258k+111%2.5
Pre-crash peak2005–2007£225k£245k+8.9%1
GFC & correction2009–2012£355k£326k-8.3%2.5
Help-to-Buy recovery2013–2015£409k£371k-9.3%2.3
Brexit uncertainty2017–2018£510k£650k+27.5%3
Pandemic surge2021–2021£760k£760k+0%1
Rate-rise correction2022–2023£505k£724k+43.3%1
Current market2024–2025£626k£320k-48.9%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
4%
District
4%
Terraced+0% α
Local
10.5%
District
10.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
9.1 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
4 min walk
Surrey QuaysNational Rail
4 min walk
Canada Water Underground StationJubilee
9 min walk
Canada Water Rail StationWindrush
10 min walk
Rotherhithe Rail StationWindrush
14 min walk
No bus stops within 400m

60

Walkability score

209

Footpaths (500m)

1

Santander docks (800m)

0.6 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

36

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)33
Nearest car park66m
Santander docks (800m)1
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Yellow Zone· no
357m
🅿️
Green Zone· no
417m
🅿️
Orange Zone· no
478m
🅿️
Blue Zone· no
499m
🅿️
Red Zone· no
513m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB37% 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

8 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 · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

23

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketChina Ark Market · 379 m
3 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)

998m

Post office

Nearby shops

Plough Way Supermarket46 m
Food Mart241 m
Surrey Meat And Grocery Store256 m
Co-op Food344 m

Nearby cafes

La Casa del Caffe66 m
Caffe Pistachio95 m
Hello Boba120 m
La Cigale161 m

Nearby restaurants

Bellucci12 m
Babzen26 m
Pizza Hut Delivery32 m
Passage to India61 m

Nearby pubs

The Surrey Docks217 m
Whelans281 m
The Moby Dick460 m
Leadbellys758 m

Nearby gyms

The London Fit Club310 m
Surrey Docks Watersports Centre317 m
Surrey Docks Fitness & Water Sports Centre333 m
MoreYoga406 m

Nearby pharmacies

Boots373 m
Superdrug466 m
Pepys Pharmacy663 m

Nearby health

Lind Clinic721 m
Canada Water Dental Health772 m
Food hygiene (5-star)67% of 102

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

57

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

68.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,584m
Crossrail 2 route6,153m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,883 nationally

1,969

Est. population

19,951/km²

65%

Employed

54%

Degree educated

£51,500

Median income

5.6%

Claimant rate

Inner cityVery high densityMixed

34

Community stability

Age profile

17%
37%
21%
15%
Under 1817%
18–3437%
35–4921%
50–6415%
65+10%

Tenure

16%
31%
43%
Own outright7%
Own (mortgage)16%
Private rent31%
Social rent43%
Shared ownership3%
Rent free0%

Ethnicity

33%
23%
23%
White British33%
White Other23%
Asian10%
Black23%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household62%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent43%
Private rent31%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
12
Local approval rate
50%
Borough approval rate
89%
Historic landfill (400m)
2
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)
85
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT679 homes
completed
FORMER MOLINS SITE, FORMER MOLINS SITE, TRUNDLEYS ROAD, SE8212 homes
completed
BALTIC QUAY, BALTIC QUAY, GREENLAND DOCK, SE1696 homes
completed
SILWOOD ESTATE - PHASE2B, SILWOOD ESTATE - PHASE2B, OLDFIELD GROVE, SE1690 homes
completed
50-52, 50-52, Trundleys Road, SE8 5JG88 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 2LS

Full postcodeSE16 2LS
Postcode districtSE16
BoroughLondon Borough of Southwark
WardRotherhithe
Latitude51.492185
Longitude-0.043586
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