Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.49849, -0.03520

SE16 5AB— Surrey Docks, Southwark

Location and area intelligence for SE16 5AB, Surrey Docks, Southwark

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 38/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
78
Schools
95
Transport
38
Environment
69
Investment
51

The bottom line

SE16 5AB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE16 5AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SE16 5AB

🛡️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 5AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Redriff Primary, City of London Academy

Outstanding · Inspected Nov 2023 · 5 min walk

KS2: 110.3

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 8 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.6 incidents per 1,000 residents

Better than 65% of London
↑ Rising 440.0%

from a low base — still below London average

-57% vs borough

Crime by type

Other31%
Anti-social behaviour25%
Violence & sexual offences22%
Burglary8%
Vehicle crime6%
Theft5%
Drug offences2%
Robbery0%

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: Millwall Fire Station · 717m

Crime is 28% below 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£4,988/m²
Price per ft²£463/ft²
Avg floor area84.2 m²

EPC breakdown

A
3%
B
33%
C
3%

Based on 39 properties · Confidence: high

Street mix

Terraced 14%Flat 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 yield850 kWh/kWp/yr
Rebuild cost estimate£210,500
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.19 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,100
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+0.2%

Total change

+2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.5%

per year

Acceleration

-16.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 28 sales

Property Type Mix

Total: 28 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2015£415k£428k+3%9
Brexit uncertainty2019–2019£530k£530k+0%2
Pandemic surge2020–2021£540k£528k-2.3%1.5
Rate-rise correction2022–2022£493k£493k+0%2
Current market2024–2025£500k£423k-15.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2%
District
2%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Westferry DLR StationDLR line
16.2 min walk
Surrey Quays

Nearby stations

Canada Water Underground StationJubilee
12 min walk
Canada Water Rail StationWindrush
13 min walk
Surrey Quays Rail StationWindrush
13 min walk
Surrey QuaysNational Rail
13 min walk
Heron Quays DLR StationDLR
14 min walk
No bus stops within 400m

34

Walkability score

180

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria44 min ↑
Waterloo38 min ≈
Canary Wharf30 min ↓
City42 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

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)33
Nearest car park130m
Santander docks (800m)1
Nearest cycle dock0.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 8.0 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

11 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketChina Ark Market · 1.0 km
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Crighton News422 m
Nisa Local462 m
Docklands Trader519 m
Tesco Express548 m

Nearby cafes

The Barn214 m
Cha-Fé654 m
The Fincan668 m
Wolfy's931 m

Nearby restaurants

Fortune145 m
Shimla Pinks157 m
Pacific Tavern492 m
Yummy Kitchen636 m

Nearby pubs

Ship & Whale195 m
The Moby Dick452 m
The Tooke Arms673 m
The Blacksmiths Arms745 m

Nearby gyms

Surrey Docks Fitness & Water Sports Centre608 m
Surrey Docks Watersports Centre629 m
Fitness Space Surrey Quays665 m
Nuforma Pilates699 m

Nearby pharmacies

Barkantine Pharmacy661 m
Pepys Pharmacy992 m

Nearby health

Surrey Docks Dental Practice281 m
Barkantine Practice660 m
Paediatric and Special Care Community Dental Service660 m
Lind Clinic1.0 km
Food hygiene (5-star)57% of 23

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

51

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score16/100
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

62.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,484m
Crossrail 2 route5,936m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,633 nationally

2,317

Est. population

14,022/km²

71%

Employed

58%

Degree educated

£51,500

Median income

4.6%

Claimant rate

SuburbanHigh densityMixed

33

Community stability

Age profile

16%
35%
24%
15%
Under 1817%
18–3435%
35–4924%
50–6415%
65+9%

Tenure

20%
38%
32%
Own outright8%
Own (mortgage)20%
Private rent38%
Social rent32%
Shared ownership2%
Rent free0%

Ethnicity

40%
24%
14%
White British40%
White Other24%
Asian14%
Black12%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household50%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent38%
Social rent32%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
100%
Borough approval rate
89%
Historic landfill (400m)
3
Opportunity area
Canada Water
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£3.0bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
366 homes · Quebec Way Industrial Estate, Quebec Way Industrial Estate, Quebec Way, SE16
Pipeline pressure
NONE

Named schemes (500m)

Health Centre site, Health Centre site, Downtown Road, Salter Road, SE16 6NP212 homes
completed
NORWAY DOCK, NORWAY DOCK, REDRIFF ROAD, SE16159 homes
completed
RAINBOW QUAYS, RAINBOW QUAYS, GREENLAND DOCK, SWEDEN GATE, SE16144 homes
completed
OLD REDRIFF SCHOOL SITE & ADJACENT LAND, OLD REDRIFF SCHOOL SITE & ADJACENT LAND, SALTER ROAD, ROTHERHITHE STREET, SE16130 homes
completed
NEW CALEDONIA WHARF, NEW CALEDONIA WHARF, ODESSA STREET, SE16102 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
11.7%
Ward turnout
40%
Election year
2026
MP
Neil Coyle (Labour)
MP majority
7,787
Constituency
Bermondsey and Old Southwark

Councillors

Richard MacMillanLib Dems
Adam HoodLib Dems
Jane SalmonLib Dems

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Key facts for SE16 5AB

Full postcodeSE16 5AB
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.498492
Longitude-0.035204
Parliamentary constituencyBermondsey and Old Southwark
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