Newington · Southwark · Peckham constituency · 51.48703, -0.10162

SE17 3BS— Newington, Southwark

Location and area intelligence for SE17 3BS, Newington, Southwark

The family fortress

 

Bottom 25% LondonSchools 90%Safety 65/100Transport 61/100Low yield 3.28%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
65
Schools
90
Transport
61
Environment
64
Investment
46

The bottom line

SE17 3BS offers exceptional schools (100% Good/Outstanding) and low crime at £665,000 median — a strong choice for Families.

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Location

SE17 3BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+27.9% vs London avg
vs London income-10.2% vs London avg
vs London crime+149.0% vs London avg

Deep-dive guides for SE17 3BS

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE17 3BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Paul's Church of England Primary School

Good · Inspected Jul 2023 · 2 min walk

KS2: 104.0

—

Secondary

Ark All Saints Academy

Not yet inspected · 12 min walk

P8: +0.44A8: 44.3

100% of local schools rated Good or Outstanding · based on 31 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 10 min walk

13 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

161.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+49% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour16%
Theft10%
Robbery5%
Drug offences5%
Burglary4%
Vehicle crime4%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.5km

Crime is +149% 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.

£665,000

Median sale price

Above London median by 28%

£665,000 is 28% above the London median (£520,000)

-23.0%

This year

Flat

Dominant type

Price history

Sales (24 months)5
New build100.0%
Avg flat£665,000
Price per m²£8,890/m²
Price per ft²£826/ft²
Avg floor area74.6 m²

EPC breakdown

B
56%

Based on 56 properties · Confidence: high

Street mix

Flat 96%Other 4%

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£20,750
First-time buyerFTB
£20,750
Additional propertyBTL/2nd
£40,700

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

17.6×

Price-to-income

£3,327/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£186,500
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2025 · CAGR

+-15.8%

Total change

-29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.5%

per year

Acceleration

-5.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£775k£775k+0%5
Current market2024–2025£675k£550k-18.5%10.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-12.9%
District
-12.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Kennington Underground StationNorthern line
3.9 min walk
Elephant & Castle

Nearby stations

Kennington Underground StationNorthern
4 min walk
Elephant & CastleNational Rail
10 min walk
Elephant & Castle Underground StationBakerloo · Northern
10 min walk
Oval Underground StationNorthern
12 min walk
Lambeth North Underground StationBakerloo
19 min walk
No bus stops within 400m

56

Walkability score

169

Footpaths (500m)

15

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge26 min ↓
Victoria31 min ↓
Waterloo ★23 min
Canary Wharf38 min ↓
City30 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

24

Car parks (800m)

3

EV chargers (800m)

Nearest car park119m
Santander docks (800m)15
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.5 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Walthamstow Marshes SSSI — 9.9 km

Energy

Solar: 856 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield856.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEXUS HEALTH GROUP

PRINCESS STREET GROUP PRACTICE, 2 PRINCESS STREET, SE1 6JP

12 min walk

66%

Recommend GP

66%

Overall GP experience

1

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCambian Churchill · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

41

Restaurants (800m)

21

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 489 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

453m

Post office

Nearby shops

Newington News318 m
K.P. Corner Stores323 m
Tesco Express361 m
Payless364 m

Nearby cafes

Hermanos Colombian Coffee Roasters330 m
The Electric Elephant Cafe & Gallery331 m
Costa443 m
Cafe House474 m

Nearby restaurants

Maximo;Maximo Italian Bistro352 m
Kennington Fish Bar353 m
American Hot Pizza353 m
Subway418 m

Nearby pubs

Royal British Legion176 m
The Beehive251 m
The Mansion House355 m
Old Red Lion364 m

Nearby gyms

Snap Fitness511 m
The Gym524 m
The Gym Group - Elephant & Castle638 m
Lost in Yoga679 m

Nearby pharmacies

Walworth Pharmacy432 m
Ridgway Pharmacy441 m
Maddock Pharmacy510 m
Superdrug580 m

Nearby health

Amelia Street Dental Clinic404 m
Manor Place Surgery418 m
Surgery428 m
Penrose Maddock Way499 m
Food hygiene (5-star)61% of 186

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

A

High street health

Investment

Investment grade, yield and market outlook

46

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

55.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score53/100
Bakerloo Extension route902m
Crossrail 2 route3,086m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,354 nationally

1,829

Est. population

14,213/km²

66%

Employed

54%

Degree educated

£37,700

Median income

7.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

14%
41%
22%
15%
Under 1814%
18–3441%
35–4922%
50–6415%
65+9%

Tenure

21%
20%
45%
Own outright6%
Own (mortgage)21%
Private rent20%
Social rent45%
Shared ownership9%
Rent free0%

Ethnicity

32%
18%
22%
White British33%
White Other19%
Asian11%
Black22%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine19%
No car household73%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent45%
Private rent20%

vs. London

Income vs London-10.2%
Price vs London+27.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
56
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
14
Local approval rate
94%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
107
Largest scheme
457 homes · Site of London Park Hotel, 80, Site of London Park Hotel, 80, Newington Butts, SE11 4QU
Pipeline pressure
NONE

Named schemes (500m)

Newington Industrial Estate Crampton Street London SE17 3AZ, SE17 3AZ195 homes
completed
161-179, 161-179, MANOR PLACE, SE17 3BS56 homes
completed
CLARENCE YARD, SITE BOUNDED BY, CLARENCE YARD, SITE BOUNDED BY, MANOR PLACE, PENTON PLACE, AMELIA ST., CRAMPTON ST., SE1756 homes
completed
42, 42, BRAGANZA STREET, LAND ADJACENT TO 26 BRAGANZA STREET, SE17 3RJ33 homes
completed
NOS BETWEEN, 25-71, NOS BETWEEN, 25-71, LARCOM STREET, CHARLESTON STREET (5,9,27), ETHEL ST.(6), SE1724 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.6%
Ward turnout
37%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,112
Constituency
Vauxhall and Camberwell Green

Councillors

John BattesonLabour
Natasha EnninLabour
Leigh RichmanLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£665,000)

£20,750

Standard buyer

£20,750

First-time buyer

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 SE17 3BS

Full postcodeSE17 3BS
Postcode districtSE17
BoroughLondon Borough of Southwark
WardNewington
Latitude51.487033
Longitude-0.101624
Parliamentary constituencyPeckham
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