Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.49883, -0.04224

SE16 7FS— Surrey Docks, Southwark

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

 

Schools 100%Safety 72/100Transport 50/100Yield 4.85%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
72
Schools
90
Transport
50
Environment
46
Investment
51

The bottom line

SE16 7FS offers exceptional schools (100% Good/Outstanding) and low crime at £450,000 median — a strong choice for Families.

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Location

SE16 7FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income+22.6% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE16 7FS

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

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Postcode Personality

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How SE16 7FS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Alfred Salter Primary School

Not yet inspected · 2 min walk

KS2: 104.7

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 5 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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 523.3%

-23% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour22%
Burglary9%
Theft8%
Vehicle crime4%
Drug offences3%
Robbery2%

Stop & search

0.5

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 · 1.7km

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

-38.3%

This year

Flat

Dominant type

Price history

5-year change
-11.2%
Sales (24 months)5
New build0.0%
Avg flat£450,000
Price per m²£7,098/m²
Price per ft²£659/ft²
Avg floor area63.4 m²

EPC breakdown

B
65%
C
5%

Based on 70 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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

8.7×

Price-to-income

£2,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£158,500
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 0.20 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2025 · CAGR

+-2.4%

Total change

-16%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.6%

per year

Acceleration

-106.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 87 sales

Property Type Mix

Total: 87 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£535k£700k+30.8%35.5
Pandemic surge2020–2021£538k£507k-5.7%2.5
Rate-rise correction2022–2023£500k£468k-6.5%2.5
Current market2024–2025£770k£450k-41.6%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-2.4%
District
-2.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Canada Water Underground StationJubilee
6 min walk
Canada Water Rail StationWindrush
7 min walk
Canada WaterNational Rail
7 min walk
Rotherhithe Rail StationWindrush
9 min walk
Surrey Quays Rail StationWindrush
9 min walk
No bus stops within 400m

41

Walkability score

224

Footpaths (500m)

1

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria34 min ↓
Waterloo29 min ↓
Canary Wharf22 min ↓
City31 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

27

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)33
Nearest car park273m
Santander docks (800m)1
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Red Zone· no
536m
🅿️
Blue Zone· no
580m
🅿️
Green Zone· no
589m
🅿️
Orange Zone· no
589m
🅿️
Yellow Zone· no
628m

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 8.0 km

Energy

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

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 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

13 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Moby Dick (418 m)

Nearest supermarketChina Ark Market · 1.0 km
4 tennis courts3 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)

1.7km

Post office

Nearby shops

Welcome179 m
Nisa Local294 m
Crighton News399 m
The Greengrocer's Shack503 m

Nearby cafes

Cha-Fé166 m
The Fincan179 m
Bellucci Cafe378 m
Mouse Tail Coffee Stories415 m

Nearby restaurants

Pacific Tavern280 m
Canada water cafe479 m
Sushi Momoda483 m
Burger King517 m

Nearby pubs

The Moby Dick418 m
Leadbellys447 m
Ship & Whale602 m
The Brunel664 m

Nearby gyms

Canada Water Studios443 m
Maple Quays Residents Gym463 m
InstantPadel524 m
Surrey Docks Fitness & Water Sports Centre601 m

Nearby pharmacies

Superdrug486 m
Boots523 m
Albion Chemist739 m

Nearby health

Canada Water Dental Health386 m
Surrey Docks Dental Practice465 m
G K Ooi and Associates609 m
Food hygiene (5-star)70% of 63

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

51

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
4.8% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

57.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,268m
Crossrail 2 route5,615m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,719 nationally

2,240

Est. population

10,011/km²

71%

Employed

61%

Degree educated

£51,500

Median income

6.4%

Claimant rate

SuburbanHigh densityMixed

37

Community stability

Age profile

21%
33%
25%
14%
Under 1821%
18–3433%
35–4925%
50–6414%
65+6%

Tenure

15%
22%
34%
27%
Own outright15%
Own (mortgage)22%
Private rent34%
Social rent27%
Shared ownership2%

Ethnicity

34%
28%
14%
White British34%
White Other28%
Asian14%
Black13%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine14%
No car household53%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent34%
Social rent27%

vs. London

Income vs London+22.6%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
16
Local approval rate
75%
Borough approval rate
89%
Historic landfill (400m)
5
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)
40
Largest scheme
668 homes · Site A, Canada Water, Site A, Canada Water, Surrey Quays Road, SE16
Pipeline pressure
NONE

Named schemes (500m)

Quebec Way Industrial Estate, Quebec Way Industrial Estate, Quebec Way, SE16366 homes
completed
SITE D,CANADA WATER (WATER GDN'S) CORNER, SITE D,CANADA WATER (WATER GDN'S) CORNER, SURREY QUAYS ROAD, CANADA STREET, SE16 2BY242 homes
completed
HOUSING AREA 9, HOUSING AREA 9, SURREY QUAYS, SE16204 homes
completed
HOUSING SITE 10, HOUSING SITE 10, NEEDLEMAN STREET, SE16185 homes
completed
24-28, 24-28, QUEBEC WAY, SE16 7LF94 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 (£450,000)

£10,000

Standard buyer

£1,250

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 7FS

Full postcodeSE16 7FS
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.498826
Longitude-0.042235
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