Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.50474, -0.04302

SE16 5AD— Surrey Docks, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 48/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
84
Schools
90
Transport
48
Environment
66
Investment
56

The bottom line

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

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Location

SE16 5AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+36.2% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for SE16 5AD

🛡️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 5AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Peter Hills with St Mary's and St Paul's CofE Primary School

Good · Inspected Jul 2022 · 2 min walk

KS2: 103.5

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 3 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.3 incidents per 1,000 residents

Better than 67% of London
→ Stable

-59% vs borough

Crime by type

Violence & sexual offences39%
Other23%
Anti-social behaviour17%
Theft13%
Burglary4%
Vehicle crime2%
Drug offences1%
Robbery1%

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: Shadwell Fire Station · 1.1km

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,740/m²
Price per ft²£533/ft²
Avg floor area78.9 m²

EPC breakdown

A
3%
B
90%
C
6%

Based on 99 properties · Confidence: high

Street mix

Semi 4%Terraced 16%Flat 77%Other 4%

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£197,250
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.22 W/m²K
RoofAverage thermal transmittance 0.18 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,100
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2026 · CAGR

+-4.6%

Total change

-41%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-1.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 79 sales

Property Type Mix

Total: 79 sales

Semi-detached3.8%
Terraced16.5%
Flat/maisonette79.7%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£758k£482k-36.4%30
Brexit uncertainty2017–2019£585k£629k+7.5%2.7
Pandemic surge2020–2021£525k£520k-1%2
Rate-rise correction2023–2023£480k£480k+0%3
Current market2024–2026£455k£450k-1.1%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
0.1%
District
0.1%
Terraced+0% α
Local
-2.5%
District
-2.5%

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 Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Limehouse DLR StationDLR line
10.6 min walk
Limehouse

Nearby stations

Rotherhithe Rail StationWindrush
10 min walk
Canada Water Underground StationJubilee
11 min walk
Limehouse DLR StationDLR
11 min walk
Canada Water Rail StationWindrush
11 min walk
LimehouseNational Rail
11 min walk
No bus stops within 400m

30

Walkability score

101

Footpaths (500m)

3

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★22 min
Victoria38 min ≈
Waterloo31 min ↓
Canary Wharf28 min ↓
City33 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)70
Nearest car park219m
Santander docks (800m)3
Nearest cycle dock0.6 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: 19.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.3 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

THE WAPPING GROUP PRACTICE

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

14 min walk

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Salt Quay (318 m)

Nearest supermarketBangla Bazar Cash & Carry · 1.2 km
8 tennis courts2 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)

1.2km

Post office

Nearby shops

Best-one192 m
Co-op Food243 m
Welcome611 m
Tesco Express655 m

Nearby cafes

The Fincan675 m
Cha-Fé678 m
Leaf & Bean765 m
Yurt Café836 m

Nearby restaurants

Mogul184 m
Yun Hai188 m
La Figa644 m
Bread Street Kitchen & Bar - Limehouse654 m

Nearby pubs

Salt Quay318 m
The Prospect of Whitby618 m
The Blacksmiths Arms629 m
The Brunel668 m

Nearby gyms

St Paul's Sports Ground251 m
Shadwell Basin Outdoor Activity Centre603 m
Train Yard707 m
Canada Water Studios747 m

Nearby pharmacies

Superdrug1.0 km
Boots1.1 km

Nearby health

G K Ooi and Associates507 m
Surrey Docks Dental Practice626 m
Canada Water Dental Health758 m
Cable Street Surgery848 m
Food hygiene (5-star)78% of 27

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

56

Investment score

Good

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 21% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

77.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score24/100
Bakerloo Extension route2,806m
Crossrail 2 route5,055m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,419 nationally

1,872

Est. population

15,367/km²

79%

Employed

72%

Degree educated

£57,200

Median income

2.6%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

38%
28%
13%
Under 1813%
18–3438%
35–4928%
50–6413%
65+8%

Tenure

19%
23%
45%
Own outright19%
Own (mortgage)23%
Private rent45%
Social rent11%
Shared ownership2%
Rent free0%

Ethnicity

42%
29%
14%
White British42%
White Other29%
Asian14%
Black4%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine8%
No car household50%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent45%
Social rent11%

vs. London

Income vs London+36.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
89%
Historic landfill (400m)
4
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)
33
Largest scheme
366 homes · Quebec Way Industrial Estate, Quebec Way Industrial Estate, Quebec Way, SE16
Pipeline pressure
NONE

Named schemes (500m)

KING & QUEEN WHARF, KING & QUEEN WHARF, ROTHERHITHE STREET, SE16134 homes
completed
AND DEPOT ADJACENT TO STAIUM, AND DEPOT ADJACENT TO STAIUM, SALTER ROAD, SE16103 homes
completed
BELLAMYS WHARF, BELLAMYS WHARF, ROTHERHITHE STREET, SE1692 homes
completed
HOUSING SITE 6A, HOUSING SITE 6A, SURREY QUAYS, SE1679 homes
completed
AMOS ESTATE, AMOS ESTATE, ROTHERHITHE STREET, SE1677 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 5AD

Full postcodeSE16 5AD
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.504738
Longitude-0.043019
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