Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.50570, -0.03517

SE16 5EP— Surrey Docks, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 52/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
76
Schools
95
Transport
52
Environment
67
Investment
76

The bottom line

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

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

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Toggle the things that matter to you — see how SE16 5EP scores on each.

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Location

SE16 5EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+36.2% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for SE16 5EP

🛡️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 5EP 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 24 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 · 863m

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area69.5 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

Street mix

Flat 89%Other 11%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£173,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+5.3%

Total change

+244%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.4%

per year

Acceleration

-313.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£60k£160k+166.9%1
Post-dot-com plateau2001–2002£151k£80k-47%1
Help-to-Buy recovery2014–2014£305k£305k+0%1
Pandemic surge2021–2021£206k£206k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
9.6 min walk
Limehouse

Nearby stations

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

36

Walkability score

148

Footpaths (500m)

6

Santander docks (800m)

0.5 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

14

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)52
Nearest car park520m
Santander docks (800m)6
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: 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: 2.7 km away✗ Not Green Belt✗ Not AONB12% 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 LIMEHOUSE PRACTICE

11 GILL STREET, POPLAR, E14 8HQ

10 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

188

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketBangla Bazar Cash & Carry · 862 m
8 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.4km

Post office

Nearby shops

Tesco Express278 m
Docklands Trader307 m
Riverside Store406 m
Co-op Food465 m

Nearby cafes

Brera506 m
Vesuvio513 m
Three Colt Street Gallery & Cafe522 m
Docklands Diner671 m

Nearby restaurants

Columbia Restaurant158 m
Mala440 m
Korean BBQ House471 m
Bread Street Kitchen & Bar - Limehouse477 m

Nearby pubs

The Blacksmiths Arms103 m
The Grapes358 m
Quadrato Bar & Lounge494 m
Jamboree727 m

Nearby gyms

St Paul's Sports Ground354 m
Virgin Active460 m
Canary Wall696 m
Tai Chi Centre737 m

Nearby pharmacies

Nash Chemist857 m

Nearby health

Surrey Docks Dental Practice541 m
Lyca Health Canary Wharf599 m
UltraSmile Dentistry655 m
Bupa Dental Care657 m
Food hygiene (5-star)68% of 25

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

76

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,820London avg: £1,950/mo
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

64.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score11/100
Bakerloo Extension route3,176m
Crossrail 2 route5,293m

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)
36
Live planning apps (800m)
2
Development activity
low
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
275 homes · LAVENDER WHARF (TO BE ST. PAULS STEPS), LAVENDER WHARF (TO BE ST. PAULS STEPS), ROTHERHITHE STREET, SE16
Pipeline pressure
NONE

Named schemes (500m)

LAVENDER WHARF (TO BE ST. PAULS STEPS), LAVENDER WHARF (TO BE ST. PAULS STEPS), ROTHERHITHE STREET, SE16275 homes
completed
OLD REDRIFF SCHOOL SITE & ADJACENT LAND, OLD REDRIFF SCHOOL SITE & ADJACENT LAND, SALTER ROAD, ROTHERHITHE STREET, SE16130 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 5EP

Full postcodeSE16 5EP
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.505704
Longitude-0.035168
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