Rotherhithe · Southwark · Bermondsey and Old Southwark constituency · 51.49656, -0.05510

SE16 2TL— Rotherhithe, Southwark

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

The practical family move

 

Schools 100%Safety 58/100Transport 59/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
58
Schools
100
Transport
59
Environment
57
Investment
42

The bottom line

SE16 2TL offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

SE16 2TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+215.0% vs London avg

Deep-dive guides for SE16 2TL

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

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“The practical family move”

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How SE16 2TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Joseph's Catholic Primary School

Outstanding · Inspected Mar 2024 · 3 min walk

KS2: 109.4

—

Secondary

The Charter School Bermondsey

Not yet inspected · 7 min walk

P8: +0.12A8: 45.0

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kintore Way Nursery School and Children's Centre

Not inspected · 18 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

204.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+88% vs borough

Crime by type

Other31%
Theft24%
Violence & sexual offences16%
Anti-social behaviour15%
Robbery6%
Vehicle crime4%
Drug offences2%
Burglary2%

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: Shadwell Fire Station · 1.6km

Crime is +215% 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£10,209/m²
Price per ft²£948/ft²
Avg floor area81.3 m²

EPC breakdown

B
1%
C
45%
D
20%
E
1%

Based on 67 properties · Confidence: high

Street mix

Semi 9%Terraced 74%Flat 16%Other 1%

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£203,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.5%

Total change

+656%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.2%

per year

Acceleration

-100.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 81 sales

Property Type Mix

Total: 81 sales

Semi-detached8.6%
Terraced75.3%
Flat/maisonette16%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£110k£110k+0%3
Post-dot-com plateau2004–2004£240k£240k+0%20
Pre-crash peak2005–2007£250k£254k+1.6%8
GFC & correction2008–2012£405k£436k+7.5%2.8
Help-to-Buy recovery2013–2016£243k£673k+176.7%2.2
Brexit uncertainty2017–2019£665k£618k-7.1%1.7
Pandemic surge2020–2020£580k£580k+0%3
Rate-rise correction2023–2023£358k£358k+0%1
Current market2024–2025£755k£832k+10.2%1

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
7.7%
District
7.7%
Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
4.8 min walk
Rotherhithe

Nearby stations

Canada Water Rail StationWindrush
5 min walk
Canada Water Underground StationJubilee
5 min walk
Rotherhithe Rail StationWindrush
6 min walk
RotherhitheNational Rail
6 min walk
Bermondsey Underground StationJubilee
8 min walk
No bus stops within 400m

58

Walkability score

335

Footpaths (500m)

8

Santander docks (800m)

0.2 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

30

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)11
Nearest car park365m
Santander docks (800m)8
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Blue Zone· no
471m
🅿️
Orange Zone· no
484m
🅿️
Red Zone· no
485m
🅿️
Green Zone· no
540m
🅿️
Yellow Zone· no
586m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 58%
More green space than 94% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.2 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): None recorded

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

13 min walk

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGuy's Hospital · 2.3 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

159

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Stanley Arms (315 m)

Nearest supermarketKhun Ya Thai Supermarket · 354 m
4 tennis courts3 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)

1

Cinemas (2km)

592m

Post office

Nearby shops

Jalaram Supermarket421 m
Happy Family448 m
Sainsbury's Local481 m
Rotherhithe Village495 m

Nearby cafes

H's Cafe291 m
Southwark Park Pavillion Cafe301 m
Deli Felice369 m
Yellow Ladder401 m

Nearby restaurants

Sushi Revolution346 m
Water House348 m
Perfetta Pizzeria353 m
Albion Fish Bar358 m

Nearby pubs

Stanley Arms315 m
The Ship449 m
Leadbellys488 m
The Angel531 m

Nearby gyms

Canada Water Leisure Centre351 m
InstantPadel471 m
Maple Quays Residents Gym484 m
Southwark Park Sports and Athletics Centre518 m

Nearby pharmacies

Albion Chemist363 m
Superdrug558 m
Boots619 m
Tower Pharmacy1.0 km

Nearby health

MP Dental Practice494 m
Canada Water Dental Health557 m
South Bank Dental Care576 m
G K Ooi and Associates755 m
Food hygiene (5-star)61% of 99

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

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

Very High

Demand

Very 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

68.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score33/100
Bakerloo Extension route1,596m
Crossrail 2 route5,286m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,005 nationally

2,600

Est. population

7,406/km²

71%

Employed

63%

Degree educated

£43,100

Median income

4.1%

Claimant rate

Inner cityHigh densityYoung professionals

25

Community stability

Age profile

16%
49%
17%
Under 1816%
18–3449%
35–4917%
50–6412%
65+6%

Tenure

47%
34%
Own outright7%
Own (mortgage)9%
Private rent47%
Social rent34%
Shared ownership3%

Ethnicity

34%
25%
16%
14%
White British34%
White Other25%
Asian16%
Black14%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household71%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent47%
Social rent34%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
36
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
89%
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)
105
Largest scheme
668 homes · Site A, Canada Water, Site A, Canada Water, Surrey Quays Road, SE16
Pipeline pressure
NONE

Named schemes (500m)

BARNARDS WHARF, BARNARDS WHARF, SURREY DOCKS, SE16134 homes
completed
St Olaves Nursing Home Lower Road London Southwark SE16 2TL62 homes
completed
NORWAY YARD, NORWAY YARD, SURREY DOCKS, SE1659 homes
completed
PHASE 3, FORMER ST OLAVES HOSPITAL, PHASE 3, FORMER ST OLAVES HOSPITAL, LOWER ROAD, SE1655 homes
completed
ST OLAVES HOSPITAL, ST OLAVES HOSPITAL, LOWER ROAD, SE1630 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 2TL

Full postcodeSE16 2TL
Postcode districtSE16
BoroughLondon Borough of Southwark
WardRotherhithe
Latitude51.496558
Longitude-0.055097
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