Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.50082, -0.03306

SE16 5EQ— Surrey Docks, Southwark

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 39/100Yield 4.24%

Best for: Families

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

Liveability
61
Safety
78
Schools
95
Transport
39
Environment
70
Investment
53

The bottom line

SE16 5EQ offers exceptional schools (100% Good/Outstanding) and low crime at £515,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE16 5EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-1.0% vs London avg
vs London income+22.6% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SE16 5EQ

🛡️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 5EQ 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 · 3 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 23 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 521m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

£515,000

Median sale price

1% below London median

£515,000 is 1% below the London median (£520,000)

-30.8%

This year

Flat

Dominant type

Price history

5-year change
-1.1%
Sales (24 months)8
New build0.0%
Avg flat£515,000
Price per m²£6,045/m²
Price per ft²£562/ft²
Avg floor area85.8 m²

EPC breakdown

B
18%
C
23%
D
13%
E
1%

Based on 55 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£13,250
First-time buyerFTB
£4,500
Additional propertyBTL/2nd
£28,700

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

10.0×

Price-to-income

£2,576/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£214,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,100
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+3.8%

Total change

+176%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.3%

per year

Acceleration

-19.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 119 sales

Property Type Mix

Total: 119 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£190k£237k+24.5%23
Post-dot-com plateau2001–2004£295k£288k-2.4%4.8
Pre-crash peak2005–2007£315k£354k+12.4%3
GFC & correction2009–2012£360k£470k+30.6%3.5
Help-to-Buy recovery2013–2016£405k£525k+29.6%3.3
Brexit uncertainty2017–2019£540k£549k+1.6%1.7
Pandemic surge2020–2021£850k£521k-38.7%1.5
Rate-rise correction2022–2023£670k£730k+9%1.5
Current market2024–2026£495k£525k+6.1%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.8%
District
3.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
12.6 min walk
Limehouse

Nearby stations

Heron Quays DLR StationDLR
11 min walk
Canary Wharf DLR StationDLR
12 min walk
Westferry DLR StationDLR
13 min walk
Canary Wharf Underground StationJubilee
13 min walk
West India Quay DLR StationDLR
14 min walk
No bus stops within 400m

27

Walkability score

165

Footpaths (500m)

4

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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)13
Nearest car park239m
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: 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: 3.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 7.8 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

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 yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE BARKANTINE PRACTICE

BARKANTINE CENTRE, 121 WESTFERRY ROAD, E14 8JH

6 min walk

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe London Independent Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Ship & Whale (447 m)

Nearest supermarketFodal Oriental Supermarket · 1.1 km
9 tennis courts2 swimming pools1 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)

2

Cinemas (2km)

882m

Post office

Nearby shops

Docklands Trader256 m
Tesco Express286 m
Clifton Express484 m
Clifton Tradepoint505 m

Nearby cafes

The Barn118 m
Neama639 m
Petite M655 m
Brera683 m

Nearby restaurants

Fortune429 m
Shimla Pinks440 m
Columbia Restaurant473 m
Clifton Restaurant491 m

Nearby pubs

Ship & Whale447 m
The Blacksmiths Arms485 m
The Tooke Arms603 m
Quadrato Bar & Lounge742 m

Nearby gyms

Delta Fitness496 m
Virgin Active696 m
Padium728 m
St Paul's Sports Ground775 m

Nearby pharmacies

Barkantine Pharmacy578 m

Nearby health

Surrey Docks Dental Practice234 m
Paediatric and Special Care Community Dental Service564 m
Barkantine Practice570 m
Lyca Health Canary Wharf769 m
Food hygiene (5-star)43% of 21

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

53

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months4

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

33/100

Velocity score

Future outlook

63.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,783m
Crossrail 2 route5,817m

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%
Price vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
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)
3
Local approval rate
100%
Borough approval rate
89%
Historic landfill (400m)
2
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)
1
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
Health Centre site, Health Centre site, Downtown Road, Salter Road, SE16 6NP212 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
LAND OPPOSITE DURANDS WHARF, LAND OPPOSITE DURANDS WHARF, ROTHERHITHE STREET, SE1688 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£515,000)

£13,250

Standard buyer

£4,500

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 5EQ

Full postcodeSE16 5EQ
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.500822
Longitude-0.033058
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