Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.50688, -0.03680

SE16 5EE— Surrey Docks, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
95
Transport
54
Environment
66
Investment
50

The bottom line

SE16 5EE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE16 5EE

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-14.0% vs London avg

Deep-dive guides for SE16 5EE

🛡️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 5EE 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 · 7 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.2 incidents per 1,000 residents

Better than 57% of London
↑ Rising 1333.3%

-48% vs borough

Crime by type

Other36%
Violence & sexual offences16%
Anti-social behaviour15%
Burglary12%
Robbery7%
Theft6%
Vehicle crime6%
Drug offences2%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 1.0km

Crime is 14% 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£8,996/m²
Price per ft²£836/ft²
Avg floor area66.5 m²

EPC breakdown

B
1%
C
22%
D
3%

Based on 26 properties · Confidence: medium

Street mix

Detached 1%Flat 99%

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£166,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.3%

per year

Acceleration

+42.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 88 sales

Property Type Mix

Total: 88 sales

Detached1.1%
Flat/maisonette98.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£110k£136k+23.8%4
Post-dot-com plateau2001–2004£197k£250k+27.2%5.8
Pre-crash peak2005–2007£240k£300k+25%2.7
GFC & correction2008–2012£370k£337k-8.9%2
Help-to-Buy recovery2013–2016£285k£398k+39.5%2.8
Brexit uncertainty2017–2019£490k£508k+3.6%3.7
Pandemic surge2020–2020£453k£453k+0%2
Rate-rise correction2022–2022£434k£434k+0%4
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.2%
District
5.2%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Limehouse DLR StationDLR
8 min walk
LimehouseNational Rail
8 min walk
Westferry DLR StationDLR
9 min walk
Canary Wharf DLR StationDLR
14 min walk
Heron Quays DLR StationDLR
14 min walk
No bus stops within 400m

36

Walkability score

154

Footpaths (500m)

5

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria42 min ↑
Waterloo35 min ↓
Canary Wharf27 min ↓
City37 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)

1

EV chargers (800m)

Total spaces (800m)76
Nearest car park456m
Santander docks (800m)5
Nearest cycle dock0.4 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: 2.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.1 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 LIMEHOUSE PRACTICE

11 GILL STREET, POPLAR, E14 8HQ

9 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

448

Parks (1km)

13

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 762 m
8 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Riverside Store283 m
Co-op Food337 m
Tesco Express444 m
Best-one446 m

Nearby cafes

Three Colt Street Gallery & Cafe540 m
Vesuvio553 m
Brera626 m
Yurt Café648 m

Nearby restaurants

Bread Street Kitchen & Bar - Limehouse317 m
Columbia Restaurant325 m
Holy Cow378 m
La Figa400 m

Nearby pubs

The Blacksmiths Arms275 m
The Grapes293 m
Quadrato Bar & Lounge593 m
The Crown664 m

Nearby gyms

St Paul's Sports Ground250 m
Virgin Active569 m
Tai Chi Centre584 m
PureGym620 m

Nearby pharmacies

Nash Chemist828 m

Nearby health

UltraSmile Dentistry551 m
Surrey Docks Dental Practice666 m
Lyca Health Canary Wharf708 m
CAMHS Tower Hamlets745 m
Food hygiene (5-star)76% of 37

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

50

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score21/100
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

72.9

Price growth score

B
High

Development pressure

Low

New supply risk

Low-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score15/100
Bakerloo Extension route3,231m
Crossrail 2 route5,121m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,375 nationally

1,530

Est. population

19,838/km²

79%

Employed

68%

Degree educated

£57,200

Median income

2.4%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

37%
29%
14%
Under 1813%
18–3437%
35–4929%
50–6414%
65+8%

Tenure

15%
30%
44%
Own outright15%
Own (mortgage)30%
Private rent44%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

44%
29%
White British44%
White Other29%
Asian9%
Black6%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household49%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent44%
Social rent10%

vs. London

Income vs London+36.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
51
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
89%
Historic landfill (400m)
1
Opportunity area
Canada Water
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£3.0bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
319 homes · 721-737, 721-737, Commercial Road, 2-22 Lowell Street, E1
Pipeline pressure
NONE

Named schemes (500m)

FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, FORMER COUNCIL DEPOT, VACANT OFFICES ETC, 43-53, NARROW STREET, HORSEFERRY ROAD (410-420), E14263 homes
completed
LAND BETWEEN LIMEHOUSE BASIN AND, LAND BETWEEN LIMEHOUSE BASIN AND, NORTHEY STREET, E14146 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, NARROW STREET, NORTHEY STREET, SHOULDER OF MUTTON ALLEY, E14118 homes
completed
PAGEANT WHARF, PAGEANT WHARF, ROTHERHITHE STREET, SE1683 homes
completed
VICTORIA WHARF, VICTORIA WHARF, NARROW STREET, E1468 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 5EE

Full postcodeSE16 5EE
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.506882
Longitude-0.036803
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