Old Kent Road · Southwark · Peckham constituency · 51.48714, -0.05772

SE16 3BH— Old Kent Road, Southwark

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

The practical family move

 

Schools 100%Safety 80/100Transport 57/100

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
80
Schools
90
Transport
57
Environment
61
Investment
54

The bottom line

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

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Location

SE16 3BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE16 3BH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE16 3BH 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 · 8 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

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area67.4 m²

EPC breakdown

C
22%
D
4%

Based on 26 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£168,500
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 CAnnual charge £1,527
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+8.3%

Total change

+632%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.2%

per year

Acceleration

+17.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£85k£85k+0%1
Post-dot-com plateau2004–2004£195k£195k+0%1
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2009–2009£250k£250k+0%1
Brexit uncertainty2018–2018£513k£513k+0%1
Pandemic surge2020–2021£501k£403k-19.6%1.5
Rate-rise correction2022–2023£468k£623k+33.2%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

South BermondseyNational Rail
3 min walk
Surrey Quays Rail StationWindrush
12 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

37

Walkability score

75

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

46

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)86
Nearest car park108m
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 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: 1.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 67%
Less green space than 87% 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

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

25 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 · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

142

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Fourpure Basecamp Taproom (354 m)

Nearest supermarketAldi · 934 m
8 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)

661m

Post office

Nearby shops

Premier122 m
Bargain Booze122 m
Nisa Local352 m
The Snapery Bakery353 m

Nearby cafes

Mel's Cafe128 m
Millwall Cafe376 m
Lions Den Cafe463 m
Ilderton Cafe472 m

Nearby restaurants

Millhouse123 m
Greggs125 m
Sunrise129 m
Basil Leaf131 m

Nearby pubs

Fourpure Basecamp Taproom354 m
EeBria478 m
Battersea Brewery523 m
The Outpost530 m

Nearby gyms

The Arch Climbing Wall: Building One723 m
Crossfit Bermondsey808 m
PureGym810 m
Southwark Park Sports and Athletics Centre830 m

Nearby health

my dentist636 m
Food hygiene (5-star)67% of 162

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

54

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 score15/100
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

37.3

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route602m
Crossrail 2 route6,026m

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

Inner cityVery 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)
12
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
5
Local approval rate
90%
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
2, 2, Varcoe Road, London, SE16 3DG74 homes
completed
VARCOE SERVICE STATION, 1, VARCOE SERVICE STATION, 1, VARCOE ROAD, SE16 3D57 homes
completed
50-88, 50-88, VARCOE ROAD, SE1652 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 3BH

Full postcodeSE16 3BH
Postcode districtSE16
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.487141
Longitude-0.057716
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