Newington · Southwark · Vauxhall and Camberwell Green constituency · 51.48622, -0.10568

SE17 3TP— Newington, Southwark

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

The family fortress

 

Bottom 25% LondonSchools 92%Safety 70/100Transport 62/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
70
Schools
55
Transport
62
Environment
64
Investment
70

The bottom line

SE17 3TP offers exceptional schools (92% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

SE17 3TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+103.0% vs London avg

Deep-dive guides for SE17 3TP

🛡️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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“The family fortress”

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How SE17 3TP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

55

Education score

Good for families
★ Top school within 1km
—

Primary

Keyworth Primary School

Not yet inspected · 1 min walk

KS2: 104.8

—

Secondary

Ark All Saints Academy

Not yet inspected · 12 min walk

P8: +0.44A8: 44.3

92% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Better than 78% of London

Childcare

Childcare

Ethelred Nursery School and Children's Centre

Not inspected · 8 min walk

15 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

131.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+21% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Theft16%
Anti-social behaviour15%
Drug offences5%
Robbery4%
Vehicle crime4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lambeth Fire Station · 1.3km

Crime is +103% above London average

Property

Prices, sales volume and market trends

Avg floor area130.4 m²

EPC breakdown

C
3%
D
8%
E
5%

Based on 16 properties · Confidence: medium

Street mix

Terraced 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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£326,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+8.6%

Total change

+908%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

-26.21

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£127k£314k+147.2%1
Post-dot-com plateau2004–2004£400k£400k+0%3
Pre-crash peak2005–2006£416k£435k+4.6%1.5
GFC & correction2009–2012£691k£875k+26.7%1.5
Help-to-Buy recovery2013–2016£755k£1.18m+55.7%1.7
Pandemic surge2021–2021£1.00m£1.00m+0%1
Rate-rise correction2022–2022£1.27m£1.27m+0%1
Current market2024–2024£1.28m£1.28m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9%
District
9%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

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
2.8 min walk
Elephant & Castle

Nearby stations

Kennington Underground StationNorthern
3 min walk
Oval Underground StationNorthern
8 min walk
Elephant & Castle Underground StationBakerloo · Northern
12 min walk
Elephant & CastleNational Rail
12 min walk
Vauxhall Underground StationVictoria
16 min walk
No bus stops within 400m

48

Walkability score

215

Footpaths (500m)

18

Santander docks (800m)

0.2 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)

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Parking & EV

Car parks, spaces and charging points

34

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)21
Nearest car park256m
Santander docks (800m)18
Nearest cycle dock0.2 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: 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: 0.4 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 10.1 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

VASSALL MEDICAL CENTRE

DOCTORS SURGERY, 89 VASSALL ROAD, SW9 6NA

12 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCambian Churchill · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

156

Parks (1km)

21

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketLongdan · 791 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

382m

Post office

Nearby shops

Payless291 m
Tesco Express370 m
Londis447 m
Best-one460 m

Nearby cafes

Sally White392 m
Collective393 m
Urban Botanica428 m
Vanilla Black Coffee & Books430 m

Nearby restaurants

Maximo;Maximo Italian Bistro327 m
Kennington Fish Bar331 m
Taro379 m
Gandhi's396 m

Nearby pubs

Royal British Legion172 m
The White Bear179 m
The Prince of Wales324 m
The Mansion House346 m

Nearby gyms

Oliveira Team Brazilian Jiu Jitsu568 m
Snap Fitness606 m
PureGym731 m
Lost in Yoga819 m

Nearby pharmacies

MedipharmacyGroup400 m
Maddock Pharmacy460 m
Tesco Pharmacy657 m
Walworth Pharmacy719 m

Nearby health

Kennington Dental Surgery433 m
Kennington Chiropody Surgery433 m
Dental Practice435 m
Penrose Maddock Way441 m
Food hygiene (5-star)56% of 98

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

70

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
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

43.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score49/100
Bakerloo Extension route1,117m
Crossrail 2 route2,849m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,447 nationally

1,427

Est. population

20,717/km²

65%

Employed

57%

Degree educated

£41,900

Median income

4.5%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

15%
36%
21%
18%
Under 1815%
18–3436%
35–4921%
50–6418%
65+11%

Tenure

19%
28%
41%
Own outright11%
Own (mortgage)19%
Private rent28%
Social rent41%
Shared ownership1%
Rent free0%

Ethnicity

46%
18%
19%
White British46%
White Other18%
Asian6%
Black19%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household60%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Social rent41%
Private rent28%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
81
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
83%
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)
95
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)

SALTASH HOUSE SITE, PENWITH MANOR ESTATE, SALTASH HOUSE SITE, PENWITH MANOR ESTATE, KENNINGS WAY, OTHELLO CLOSE, SE1198 homes
completed
Penzance House, Penzance House, Seaton Close, 6 and 7 Tavy Close, SE11 4EX75 homes
completed
PENRYN HOUSE, PENWITH MANOR ESTATE, PENRYN HOUSE, PENWITH MANOR ESTATE, KENNINGTON PARK ROAD, SE1166 homes
completed
161-179, 161-179, MANOR PLACE, SE17 3BS56 homes
completed
42, 42, BRAGANZA STREET, LAND ADJACENT TO 26 BRAGANZA STREET, SE17 3RJ33 homes
completed

Politics

Local councillors and MP

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

Councillors

John BattesonLabour
Natasha EnninLabour
Leigh RichmanLabour

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Key facts for SE17 3TP

Full postcodeSE17 3TP
Postcode districtSE17
BoroughLondon Borough of Southwark
WardNewington
Latitude51.486217
Longitude-0.105676
Parliamentary constituencyVauxhall and Camberwell Green
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