Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.42265, -0.08647

SE19 1AF— Gipsy Hill, Lambeth

Location and area intelligence for SE19 1AF, Gipsy Hill, Lambeth

The practical family move

 

Schools 100%Safety 62/100Transport 46/100Yield 6.26%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
64
Safety
62
Schools
100
Transport
46
Environment
57
Investment
59

The bottom line

SE19 1AF offers exceptional schools (100% Good/Outstanding) at £345,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

SE19 1AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-33.7% vs London avg
vs London income-2.4% vs London avg
vs London crime+114.0% vs London avg

Deep-dive guides for SE19 1AF

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

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How SE19 1AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rockmount Primary School

Not yet inspected · Inspected Jun 2025 · 5 min walk

KS2: 108.0

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 14 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1081.3%

+73% vs borough

Crime by type

Violence & sexual offences28%
Other25%
Anti-social behaviour22%
Vehicle crime9%
Burglary7%
Drug offences5%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.4km

Crime is +114% 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.

£345,000

Median sale price

Bottom 25% — 34% below London median

£345,000 is 34% below the London median (£520,000)

+1.4%

This year

Flat

Dominant type

Price history

5-year change
+6.2%
Sales (24 months)5
New build0.0%
Avg flat£345,000
Price per m²£7,233/m²
Price per ft²£672/ft²
Avg floor area47.1 m²

EPC breakdown

C
18%
D
12%
E
2%
F
1%

Based on 33 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/mo

Stamp duty

Standard buyer£4,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,100

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

8.4×

Price-to-income

£1,726/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£117,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.7%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.7%

per year

Acceleration

-8.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 63 sales

Property Type Mix

Total: 63 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£70k+27.3%3.3
Post-dot-com plateau2001–2004£80k£148k+85%3.2
Pre-crash peak2005–2007£141k£180k+28.1%2.5
GFC & correction2008–2012£181k£165k-9%2
Help-to-Buy recovery2013–2016£238k£376k+58.3%2.5
Brexit uncertainty2018–2019£320k£320k+0%1
Pandemic surge2020–2021£318k£325k+2.4%3
Rate-rise correction2022–2022£322k£322k+0%3
Current market2024–2026£320k£343k+7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Gipsy Hill

Nearby stations

Gipsy HillNational Rail
3 min walk
Crystal Palace Rail StationSouthern · Windrush
14 min walk
Anerley Rail StationSouthern · Windrush
23 min walk
Penge West Rail StationWindrush · Southern
23 min walk
Sydenham Rail StationWindrush · Southern
29 min walk
No bus stops within 400m

34

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★42 min
Waterloo52 min ↑
Canary Wharf56 min ↑
City58 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)70
Nearest car park311m
Santander docks (800m)0
Nearest cycle dock2.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Croham Hurst SSSI — 7.9 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

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 yield851.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

27 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 574 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

26

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.4 km
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

616m

Post office

Nearby shops

Select269 m
High Limes general store272 m
HM Newsmarket334 m
Niazi food & Wine600 m

Nearby cafes

Caffè Nero432 m
Nama Cake House459 m
Hungry Hippo Café459 m
Colairo’s463 m

Nearby restaurants

Golden Fry fish Bar229 m
Fumi Korean & Japanese248 m
Rock Steady Rum Lounge303 m
Eastern Cuisine339 m

Nearby pubs

The Great Southern229 m
Railway Bell293 m
Bull & Finch300 m
The Colby Arms326 m

Nearby gyms

Duke McKenzie Fitness Centre589 m
Performance 360599 m
Zao618 m
Warrior Fitness633 m

Nearby pharmacies

Day Lewis Pharmacy578 m
Food hygiene (5-star)59% of 104

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)
288

High street

E

High street health

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

59.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,467m
Crossrail 2 route7,299m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,950 nationally

1,361

Est. population

14,515/km²

61%

Employed

44%

Degree educated

£41,000

Median income

13.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

23%
24%
23%
21%
Under 1823%
18–3424%
35–4923%
50–6422%
65+9%

Tenure

19%
18%
54%
Own outright8%
Own (mortgage)20%
Private rent18%
Social rent54%
Shared ownership0%
Rent free0%

Ethnicity

33%
15%
33%
White British33%
White Other15%
Asian4%
Black33%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household56%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent54%
Private rent18%

vs. London

Income vs London-2.4%
Price vs London-33.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
9
Local approval rate
64%
Borough approval rate
65%
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)
66
Largest scheme
54 homes · 99-107, 99-107, Woodland Road, 3-5 Cawnpore Street and rear of 72-88 Gipsy Hill, SE19 1PF
Pipeline pressure
NONE

Named schemes (500m)

99-107, 99-107, Woodland Road, 3-5 Cawnpore Street and rear of 72-88 Gipsy Hill, SE19 1PF54 homes
completed
2, Roman Rise, SE19 1JG31 homes
completed
SITE AT JUNCTION OF, BOUNDED BY 70 & R/O, SITE AT JUNCTION OF, BOUNDED BY 70 & R/O, ALEXANDRA DRIVE, HAWKE ROAD, SE1920 homes
completed
CORNER OF, CORNER OF, VICTORIA CRESCENT, HAWKE ROAD, SE1917 homes
completed
49-51, 49-51, CENTRAL HILL, SE1910 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
26.0%
Ward turnout
82%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Pete ElliottGreen
Chloe HawrylukGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£345,000)

£4,750

Standard buyer

£0

First-time buyer

Save £4,750

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 SE19 1AF

Full postcodeSE19 1AF
Postcode districtSE19
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.422651
Longitude-0.086472
Parliamentary constituencyDulwich and West Norwood
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