Old Kent Road · Southwark · Peckham constituency · 51.48523, -0.05771

SE16 3AD— Old Kent Road, Southwark

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 51/100Yield 4.77%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
64
Safety
80
Schools
90
Transport
51
Environment
60
Investment
46

The bottom line

SE16 3AD offers exceptional schools (100% Good/Outstanding) and low crime at £458,250 median — a strong choice for Families.

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Location

SE16 3AD

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 avg price-11.9% vs London avg
vs London income-16.0% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE16 3AD

🛡️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 3AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ilderton Primary School

Not yet inspected · Inspected Jun 2025 · 3 min walk

KS2: 108.7

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 9 min walk

P8: +0.47A8: 53.4

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 16 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.4km

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

£458,250

Median sale price

12% below London median

£458,250 is 12% below the London median (£520,000)

-28.9%

This year

Flat

Dominant type

Price history

5-year change
+13.1%
Sales (24 months)8
New build0.0%
Avg flat£458,250
Price per m²£5,304/m²
Price per ft²£493/ft²
Avg floor area83.7 m²

EPC breakdown

B
15%
C
34%
D
2%

Based on 51 properties · Confidence: high

Street mix

Flat 99%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

Stamp duty

Standard buyer£10,412
First-time buyerFTB
£1,662
Additional propertyBTL/2nd
£24,160

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.0×

Price-to-income

£2,292/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£209,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, 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

2003–2026 · CAGR

+2.6%

Total change

+79%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

-49.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 102 sales

Property Type Mix

Total: 102 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£217k£242k+11.3%20
Pre-crash peak2005–2007£217k£280k+29%5.3
GFC & correction2008–2012£295k£288k-2.5%2
Help-to-Buy recovery2013–2016£265k£362k+36.4%4.2
Brexit uncertainty2017–2019£435k£490k+12.6%1
Pandemic surge2020–2021£380k£405k+6.6%2
Rate-rise correction2022–2023£380k£550k+44.7%2
Current market2024–2026£340k£390k+14.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.6%
District
2.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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
17.5 min walk
South Bermondsey→ London Bridge· 4 tph
5 min

Nearby stations

South BermondseyNational Rail
5 min walk
Surrey Quays Rail StationWindrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
16 min walk
Bermondsey Underground StationJubilee
18 min walk
Canada Water Rail StationWindrush
19 min walk
No bus stops within 400m

39

Walkability score

69

Footpaths (500m)

3

Santander docks (800m)

0.2 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

59

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)86
Nearest car park144m
Santander docks (800m)3
Nearest cycle dock0.2 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: 2.1 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 25%
Less green space than 89% of London

Nearest SSSI: Walthamstow Marshes SSSI — 9.5 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

19 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGuy's Hospital · 2.8 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

132

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fourpure Basecamp Taproom (508 m)

Nearest supermarketAldi · 723 m
1 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)

848m

Post office

Nearby shops

Premier334 m
Bargain Booze335 m
Grabo446 m
Local Unique Beers Wines & Spirits Ltd449 m

Nearby cafes

Ilderton Cafe331 m
Mel's Cafe336 m
Millwall Cafe371 m
Lions Den Cafe649 m

Nearby restaurants

Basil Leaf336 m
Sunrise336 m
Millhouse336 m
Greggs338 m

Nearby pubs

Fourpure Basecamp Taproom508 m
EeBria689 m
Afrikiko710 m
Battersea Brewery732 m

Nearby gyms

The Arch Climbing Wall: Building One927 m
Crossfit Bermondsey974 m
Southwark Park Sports and Athletics Centre1.0 km
PureGym1.0 km

Nearby health

my dentist532 m
Food hygiene (5-star)69% of 157

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

46

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

58.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score54/100
Bakerloo Extension route418m
Crossrail 2 route6,099m

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%
Price vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
10
Local approval rate
91%
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)
194
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
60A-62, 60A-62, HATCHAM ROAD, 134-140 ILDERTON ROAD, SE15 1TW86 homes
completed
180, 180, ILDERTON ROAD, LONDON, SE15 1N84 homes
completed
8-24, 8-24, SYLVAN GROVE, SE15 1PE80 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£458,250)

£10,412

Standard buyer

£1,662

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE16 3AD

Full postcodeSE16 3AD
Postcode districtSE16
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.485226
Longitude-0.057711
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