Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.49285, -0.03676

SE16 7FH— Surrey Docks, Southwark

Location and area intelligence for SE16 7FH, Surrey Docks, Southwark

The hidden gem

 

Schools 100%Safety 75/100Transport 51/100Yield 6.83%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
66
Safety
75
Schools
90
Transport
51
Environment
45
Investment
73

The bottom line

SE16 7FH offers exceptional schools (100% Good/Outstanding) and low crime at £320,000 median — a strong choice for Families and Investors.

Check your dealbreakers

Toggle the things that matter to you — see how SE16 7FH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE16 7FH meets your needs.

Location

SE16 7FH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income+22.6% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for SE16 7FH

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE16 7FH with:

Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe💰 Value Find

“The hidden gem”

Share:WhatsAppShare on X

How SE16 7FH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Deptford Park Primary School

Not yet inspected · 7 min walk

KS2: 101.0

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 14 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.0 incidents per 1,000 residents

Better than 52% of London
↑ Rising 452.6%

-43% vs borough

Crime by type

Anti-social behaviour31%
Other20%
Violence & sexual offences18%
Vehicle crime13%
Theft9%
Burglary4%
Robbery3%
Drug offences2%

Stop & search

0.6

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: Deptford · 911m

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

+25.0%

This year

Flat

Dominant type

Price history

5-year change
+20.8%
Sales (24 months)7
New build0.0%
Avg flat£320,000
Price per m²£7,862/m²
Price per ft²£730/ft²
Avg floor area41.2 m²

EPC breakdown

B
11%
C
47%
D
10%
E
4%

Based on 72 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

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

6.2×

Price-to-income

£1,601/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£103,000
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 fuelelectricity (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

1995–2026 · CAGR

+5.3%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.0%

per year

Acceleration

+14.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 182 sales

Property Type Mix

Total: 182 sales

Terraced5.5%
Flat/maisonette94.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£128k+82.9%12.8
Post-dot-com plateau2001–2004£140k£159k+13.4%8.2
Pre-crash peak2005–2007£161k£225k+39.5%5.3
GFC & correction2008–2012£180k£204k+13.3%3.8
Help-to-Buy recovery2013–2016£198k£312k+57.6%4
Brexit uncertainty2017–2019£578k£300k-48.1%1.3
Pandemic surge2020–2021£335k£265k-20.9%3
Rate-rise correction2022–2023£340k£310k-8.8%2.5
Current market2024–2026£320k£350k+9.4%3.3

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
5.2%
District
5.2%
Terraced+0% α
Local
17.5%
District
17.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing13
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
12.5 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
9 min walk
Surrey QuaysNational Rail
9 min walk
Canada Water Underground StationJubilee
13 min walk
Canada Water Rail StationWindrush
13 min walk
Rotherhithe Rail StationWindrush
17 min walk
No bus stops within 400m

44

Walkability score

210

Footpaths (500m)

0

Santander docks (800m)

0.9 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

30

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)33
Nearest car park137m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Yellow Zone· no
763m
🅿️
Green Zone· no
799m

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: 36.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.0 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 16%
Less green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.7 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield854.0 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

4 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Moby Dick (349 m)

Nearest supermarketChina Ark Market · 400 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Spar80 m
Plough Way Deli99 m
Tesco Express108 m
Co-op Food273 m

Nearby cafes

Wolfy's305 m
Grove Cafe411 m
Mama Pho518 m
La Casa del Caffe546 m

Nearby restaurants

The Pear Tree265 m
Shimla Pinks484 m
Bellucci492 m
Fortune496 m

Nearby pubs

The Moby Dick349 m
Ship & Whale481 m
The Victoria574 m
The Surrey Docks668 m

Nearby gyms

Nuforma Pilates72 m
Fitness Space Surrey Quays117 m
Surrey Docks Fitness & Water Sports Centre210 m
Surrey Docks Watersports Centre211 m

Nearby pharmacies

Pepys Pharmacy384 m
Boots721 m
Superdrug790 m
Lockyer Pharmacy1.1 km

Nearby health

Lind Clinic425 m
Surrey Docks Dental Practice896 m
Food hygiene (5-star)54% of 48

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

73

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
Gross yield
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Very High

Demand

Very 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

88.8

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,889m
Crossrail 2 route6,376m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,955 nationally

1,693

Est. population

16,306/km²

83%

Employed

76%

Degree educated

£51,500

Median income

2.8%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

45%
28%
13%
Under 189%
18–3445%
35–4928%
50–6413%
65+5%

Tenure

20%
22%
53%
Own outright20%
Own (mortgage)22%
Private rent53%
Social rent2%
Shared ownership2%
Rent free0%

Ethnicity

37%
34%
White British37%
White Other34%
Asian12%
Black4%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine7%
No car household61%
Unemployed5%
No qualifications4%

Housing tenure (Census 2021)

Private rent53%
Social rent2%

vs. London

Income vs London+22.6%
Price vs London-38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
67%
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)
11
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT679 homes
completed
MARINE WHARF WEST, MARINE WHARF WEST, PLOUGH WAY, SE16 7UE532 homes
completed
DEPTFORD WHARF, DEPTFORD WHARF, GROVE STREET, SE8254 homes
completed
MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, PLOUGH WAY, SE16225 homes
completed
FORMER EAST COUNTRY YARD SITE, FORMER EAST COUNTRY YARD SITE, PLOUGH WAY, SE16222 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 (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SE16 7FH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE16 7FH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

What else could £320k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE16 7FH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE16 7FH

Full postcodeSE16 7FH
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.492853
Longitude-0.036758
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