Old Kent Road · Southwark · Peckham constituency · 51.48600, -0.06105

SE16 3BB— Old Kent Road, Southwark

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 47/100

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
81
Schools
90
Transport
47
Environment
61
Investment
52

The bottom line

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

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Location

SE16 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for SE16 3BB

🛡️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 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Keats Primary School

Good · Inspected Feb 2023 · 3 min walk

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 6 min walk

P8: +0.47A8: 53.4

100% of local schools rated Good or Outstanding · based on 19 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

64.2 incidents per 1,000 residents

Better than 51% of London
→ Stable

-41% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour10%
Vehicle crime10%
Burglary10%
Theft8%
Drug offences5%
Robbery3%

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 · 872m

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area111.1 m²

EPC breakdown

C
12%
D
5%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£277,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2019 · CAGR

+10.2%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

-99.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£92k£92k+0%1
Pre-crash peak2006–2006£265k£265k+0%1
Help-to-Buy recovery2013–2013£285k£285k+0%1
Brexit uncertainty2018–2019£555k£530k-4.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

30

Walkability score

81

Footpaths (500m)

3

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria46 min ↑
Waterloo33 min ↓
Canary Wharf32 min ↓
City38 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

54

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)70
Nearest car park336m
Santander docks (800m)3
Nearest cycle dock0.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 1.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 9.4 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

16 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalGuy's Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

134

Parks (1km)

18

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fourpure Basecamp Taproom (617 m)

Nearest supermarketSt. James Supermarket · 775 m
4 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)

693m

Post office

Nearby shops

Bargain Booze344 m
Premier349 m
Grabo410 m
Local Unique Beers Wines & Spirits Ltd429 m

Nearby cafes

Mel's Cafe371 m
Ilderton Cafe577 m
Millwall Cafe589 m
Pop Inn Cafe683 m

Nearby restaurants

Greggs340 m
Millhouse342 m
Sunrise374 m
Basil Leaf378 m

Nearby pubs

Fourpure Basecamp Taproom617 m
EeBria619 m
Battersea Brewery644 m
The Outpost648 m

Nearby gyms

Crossfit Bermondsey784 m
The Arch Climbing Wall: Building One811 m
PureGym895 m

Nearby pharmacies

Asda614 m

Nearby health

my dentist378 m
Food hygiene (5-star)64% of 167

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
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

41.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score54/100
Bakerloo Extension route375m
Crossrail 2 route5,854m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,544 nationally

2,259

Est. population

7,921/km²

65%

Employed

49%

Degree educated

£38,100

Median income

8.1%

Claimant rate

SuburbanHigh densityMixed

36

Community stability

Age profile

25%
30%
22%
17%
Under 1826%
18–3431%
35–4922%
50–6417%
65+5%

Tenure

17%
23%
53%
Own outright5%
Own (mortgage)17%
Private rent24%
Social rent53%
Shared ownership2%
Rent free1%

Ethnicity

20%
41%
White British20%
White Other10%
Asian13%
Black41%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine24%
No car household64%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Social rent53%
Private rent24%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
10
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)
128
Largest scheme
297 homes · SITE 7, BRAMCOTE GREEN DEVELOPMENT, SITE 7, BRAMCOTE GREEN DEVELOPMENT, BRAMCOTE GROVE, SE16
Pipeline pressure
NONE

Named schemes (500m)

BONAMY ESTATE, EASTERN SIDE, BONAMY ESTATE, EASTERN SIDE, ROTHERHITHE NEW ROAD, SE16294 homes
completed
BONAMY ESTATE, WESTERN SIDE (PHASE 3), BONAMY ESTATE, WESTERN SIDE (PHASE 3), ROTHERHITHE NEW ROAD, SE16186 homes
completed
399, 399, Rotherhithe New Road, Verney Road, SE16 3HG158 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

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 3BB

Full postcodeSE16 3BB
Postcode districtSE16
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.486000
Longitude-0.061048
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