Old Kent Road · Southwark · Peckham constituency · 51.48506, -0.06518

SE16 3FP— Old Kent Road, Southwark

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 43/100Yield 4.56%

Best for: Families

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Strong for families — high safety and school scores

Liveability
61
Safety
81
Schools
90
Transport
43
Environment
62
Investment
45

The bottom line

SE16 3FP offers exceptional schools (100% Good/Outstanding) and low crime at £478,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE16 3FP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-8.0% vs London avg
vs London income-9.3% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for SE16 3FP

🛡️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 3FP 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 · 1 min walk

★★

Secondary

City of London Academy (Southwark)

Good · Inspected Nov 2021 · 5 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 · 14 min walk

8 primaries · 2 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

88

Road safety score

8

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Old Kent Road Fire Station · 621m

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

£478,500

Median sale price

8% below London median

£478,500 is 8% below the London median (£520,000)

-8.2%

This year

Flat

Dominant type

Price history

5-year change
-5.9%
Sales (24 months)8
New build0.0%
Avg flat£478,500
Price per m²£6,150/m²
Price per ft²£571/ft²
Avg floor area77.8 m²

EPC breakdown

B
85%

Based on 85 properties · Confidence: high

Street mix

Flat 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

Stamp duty

Standard buyer£11,425
First-time buyerFTB
£2,675
Additional propertyBTL/2nd
£25,780

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

12.6×

Price-to-income

£2,394/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£194,500
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,336
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+-1.1%

Total change

-9%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.0%

per year

Acceleration

-0.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 101 sales

Property Type Mix

Total: 101 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2018£495k£598k+20.8%42.5
Pandemic surge2021–2021£509k£509k+0%2
Rate-rise correction2022–2023£570k£595k+4.4%2
Current market2024–2026£507k£450k-11.2%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-0.4%
District
-0.4%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

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

Nearby stations

South BermondseyNational Rail
10 min walk
Queens Road Peckham Rail StationSouthern · Windrush
17 min walk
Bermondsey Underground StationJubilee
18 min walk
Surrey Quays Rail StationWindrush
19 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
21 min walk
No bus stops within 400m

38

Walkability score

147

Footpaths (500m)

4

Santander docks (800m)

0.5 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

43

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)29
Nearest car park186m
Santander docks (800m)4
Nearest cycle dock0.5 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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 25%
Below average green space

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): 1

Landslide susceptibility: Low

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

15 min walk

0

GPs within 1km

2

Dentists within 1km

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

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

11

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Nelson (654 m)

Nearest supermarketSt. James Supermarket · 819 m
4 tennis courts

Nightlife (500m)

1

Nightclubs

1

Late-night venues

E
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

800m

Post office

Nearby shops

Grabo360 m
Local Unique Beers Wines & Spirits Ltd390 m
Angels Cuisine474 m
Ultima Milla485 m

Nearby cafes

Mel's Cafe664 m
S.O.S Coffee788 m
Pop Inn Cafe812 m
Jamrock Café979 m

Nearby restaurants

Enish Africa205 m
AFC227 m
McDonald's236 m
Alhaji SUYA Peckham266 m

Nearby pubs

The Lord Nelson654 m
Duke of Sussex694 m
The Queen Victoria809 m
The Tranquil Tiger824 m

Nearby gyms

The Gym764 m
Crossfit Bermondsey819 m
The Arch Climbing Wall: Building One959 m
PureGym1.0 km

Nearby pharmacies

Asda311 m
Day Lewis Pharmacy1.2 km

Nearby health

my dentist160 m
Colgrove Dental720 m
Acorn & Gaumont House Surgery1.2 km
Food hygiene (5-star)64% of 122

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

45

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months5

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

42/100

Velocity score

Future outlook

52.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score54/100
Bakerloo Extension route139m
Crossrail 2 route5,595m

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%
Price vs London-8.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
15
Local approval rate
93%
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)
257
Largest scheme
294 homes · BONAMY ESTATE, EASTERN SIDE, BONAMY ESTATE, EASTERN SIDE, ROTHERHITHE NEW ROAD, 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
67-77, 67-77, MARLBOROUGH GROVE, SE165 homes
completed
BRICKLAYERS ARMS - SITE 1C, BRICKLAYERS ARMS - SITE 1C, CATLIN STREET, SE148 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 (£478,500)

£11,425

Standard buyer

£2,675

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 3FP

Full postcodeSE16 3FP
Postcode districtSE16
BoroughLondon Borough of Southwark
WardOld Kent Road
Latitude51.485061
Longitude-0.065179
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