Old Kent Road · Southwark · Peckham constituency · 51.48690, -0.05817

SE16 3AA— Old Kent Road, Southwark

Location and area intelligence for SE16 3AA, Old Kent Road, Southwark

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
80
Schools
90
Transport
52
Environment
60
Investment
36

The bottom line

SE16 3AA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE16 3AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-16.0% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE16 3AA

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE16 3AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Galleywall Primary, City of London Academy

Not yet inspected · 4 min walk

KS2: 105.5

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 7 min walk

P8: +0.47A8: 53.4

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-37% vs borough

Crime by type

Other32%
Violence & sexual offences28%
Anti-social behaviour18%
Vehicle crime10%
Theft5%
Burglary4%
Robbery2%
Drug offences2%

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: Old Kent Road Fire Station · 1.1km

Crime is +5% 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£7,134/m²
Price per ft²£663/ft²
Avg floor area68.3 m²

EPC breakdown

C
21%
D
5%

Based on 26 properties · Confidence: medium

Street mix

Semi 14%Terraced 86%

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
Rebuild cost estimate£170,750
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)
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

1998–2024 · CAGR

+6.5%

Total change

+416%

Market Activity

Price Velocity & Acceleration

Current Velocity

+82.4%

per year

Acceleration

+37.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£113k£113k+0%1
Post-dot-com plateau2002–2003£190k£215k+13.2%1
Pre-crash peak2006–2006£220k£220k+0%2
GFC & correction2010–2010£318k£318k+0%1
Current market2024–2024£580k£580k+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
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

South BermondseyNational Rail
3 min walk
Surrey Quays Rail StationWindrush
13 min walk
Bermondsey Underground StationJubilee
16 min walk
Canada Water Rail StationWindrush
17 min walk
Canada Water Underground StationJubilee
17 min walk
No bus stops within 400m

36

Walkability score

63

Footpaths (500m)

3

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria44 min ↑
Waterloo38 min ≈
Canary Wharf36 min ↓
City35 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

48

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)86
Nearest car park143m
Santander docks (800m)3
Nearest cycle dock0.1 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: 1.9 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Walthamstow Marshes SSSI — 9.3 km

Energy

Solar: 857 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OPHTHALMOLOGY OUTPATIENTS

ARTESIAN HEALTH CENTRE, 138 GRANGE ROAD, SE1 3GF

17 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGuy's Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Fourpure Basecamp Taproom (396 m)

Nearest supermarketAldi · 912 m
6 tennis courts1 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

0

Libraries (1km)

0

Cinemas (2km)

668m

Post office

Nearby shops

Bargain Booze154 m
Premier155 m
Nisa Local367 m
The Snapery Bakery386 m

Nearby cafes

Mel's Cafe166 m
Millwall Cafe399 m
Ilderton Cafe472 m
Lions Den Cafe503 m

Nearby restaurants

Millhouse154 m
Greggs155 m
Sunrise168 m
Basil Leaf170 m

Nearby pubs

Fourpure Basecamp Taproom396 m
EeBria501 m
Battersea Brewery543 m
The Outpost550 m

Nearby gyms

The Arch Climbing Wall: Building One739 m
Crossfit Bermondsey807 m
PureGym827 m
Southwark Park Sports and Athletics Centre872 m

Nearby health

my dentist594 m
Food hygiene (5-star)67% of 170

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

36

Investment score

Weak

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route562m
Crossrail 2 route6,029m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,109 nationally

1,839

Est. population

17,643/km²

58%

Employed

39%

Degree educated

£35,300

Median income

7.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

40

Community stability

Age profile

23%
27%
20%
19%
Under 1823%
18–3427%
35–4920%
50–6419%
65+11%

Tenure

16%
13%
65%
Own outright3%
Own (mortgage)16%
Private rent13%
Social rent65%
Shared ownership2%
Rent free0%

Ethnicity

40%
27%
White British40%
White Other13%
Asian8%
Black27%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household56%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent65%
Private rent13%

vs. London

Income vs London-16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
8
Local approval rate
92%
Borough approval rate
89%
Historic landfill (400m)
1
Opportunity area
Old Kent Road
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£10.0bn
Est. completion
2045

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
140
Largest scheme
297 homes · SITE 7, BRAMCOTE GREEN DEVELOPMENT, SITE 7, BRAMCOTE GREEN DEVELOPMENT, BRAMCOTE GROVE, SE16
Pipeline pressure
NONE

Named schemes (500m)

SITE 7, BRAMCOTE GREEN DEVELOPMENT, SITE 7, BRAMCOTE GREEN DEVELOPMENT, BRAMCOTE GROVE, SE16297 homes
completed
BONAMY ESTATE, EASTERN SIDE, BONAMY ESTATE, EASTERN SIDE, ROTHERHITHE NEW ROAD, SE16294 homes
completed
Falcon Works, 262 - 302, Falcon Works, 262 - 302, Lynton Road, SE1 5DE93 homes
completed
2, 2, Varcoe Road, London, SE16 3DG74 homes
completed
VARCOE SERVICE STATION, 1, VARCOE SERVICE STATION, 1, VARCOE ROAD, SE16 3D57 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 SE16 3AA

Full postcodeSE16 3AA
Postcode districtSE16
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.486897
Longitude-0.058173
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