Surrey Docks · Southwark · Bermondsey and Old Southwark constituency · 51.49713, -0.03693

SE16 7TZ— Surrey Docks, Southwark

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

Strong, well-rated schools nearby

 

Schools 100%Safety 72/100Transport 40/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
58
Safety
72
Schools
95
Transport
40
Environment
45
Investment
31

The bottom line

SE16 7TZ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE16 7TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE16 7TZ

🛡️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 7TZ 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 · 9 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 · 18 min walk

6 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Millwall Fire Station · 889m

Crime is +28% above 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£7,181/m²
Price per ft²£667/ft²
Avg floor area131.1 m²

EPC breakdown

C
17%
D
7%

Based on 24 properties · Confidence: medium

Street mix

Terraced 72%Detached 5%Flat 23%

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 yield854 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£327,750
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)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (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

1995–2025 · CAGR

+6.7%

Total change

+603%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

-8.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 43 sales

Property Type Mix

Total: 43 sales

Detached4.7%
Terraced72.1%
Flat/maisonette23.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£133k£276k+107.7%3
Post-dot-com plateau2001–2004£296k£346k+16.9%2.8
Pre-crash peak2005–2007£390k£475k+21.8%1
GFC & correction2009–2012£500k£635k+27%1.2
Help-to-Buy recovery2013–2016£655k£495k-24.4%1
Brexit uncertainty2017–2017£647k£647k+0%3
Pandemic surge2020–2021£780k£880k+12.8%1.5
Rate-rise correction2022–2023£800k£900k+12.5%2
Current market2025–2025£935k£935k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Surrey Quays Rail StationWindrush
11 min walk
Surrey QuaysNational Rail
11 min walk
Canada Water Underground StationJubilee
11 min walk
Canada Water Rail StationWindrush
11 min walk
Rotherhithe Rail StationWindrush
14 min walk
No bus stops within 400m

36

Walkability score

256

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

28

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)33
Nearest car park148m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Green Zone· no
797m
🅿️
Red Zone· no
798m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.2 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

10 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketChina Ark Market · 841 m
5 tennis courts1 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)

1

Cinemas (2km)

1.7km

Post office

Nearby shops

Crighton News229 m
Nisa Local288 m
Spar537 m
Tesco Express557 m

Nearby cafes

The Barn406 m
Cha-Fé563 m
The Fincan577 m
Starbucks710 m

Nearby restaurants

Fortune124 m
Shimla Pinks125 m
Pacific Tavern323 m
The Pear Tree715 m

Nearby pubs

Ship & Whale195 m
The Moby Dick259 m
The Surrey Docks796 m
The Blacksmiths Arms915 m

Nearby gyms

Surrey Docks Fitness & Water Sports Centre419 m
Surrey Docks Watersports Centre439 m
Fitness Space Surrey Quays527 m
Nuforma Pilates544 m

Nearby pharmacies

Boots710 m
Superdrug728 m
Pepys Pharmacy851 m

Nearby health

Surrey Docks Dental Practice421 m
Canada Water Dental Health771 m
Lind Clinic882 m
Food hygiene (5-star)61% of 31

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

31

Investment score

Weak

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

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

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

8/100

Velocity score

Future outlook

50.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,292m
Crossrail 2 route5,986m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
Local approval rate
100%
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)
6
Largest scheme
532 homes · MARINE WHARF WEST, MARINE WHARF WEST, PLOUGH WAY, SE16 7UE
Pipeline pressure
NONE

Named schemes (500m)

Quebec Way Industrial Estate, Quebec Way Industrial Estate, Quebec Way, SE16366 homes
completed
Health Centre site, Health Centre site, Downtown Road, Salter Road, SE16 6NP212 homes
completed
NORWAY DOCK, NORWAY DOCK, REDRIFF ROAD, SE16159 homes
completed
RAINBOW QUAYS, RAINBOW QUAYS, GREENLAND DOCK, SWEDEN GATE, SE16144 homes
completed
NEW CALEDONIA WHARF, NEW CALEDONIA WHARF, ODESSA STREET, SE16102 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 7TZ

Full postcodeSE16 7TZ
Postcode districtSE16
BoroughLondon Borough of Southwark
WardSurrey Docks
Latitude51.497128
Longitude-0.036934
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