Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.42404, -0.08899

SE19 1JT— Gipsy Hill, Lambeth

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

The family fortress

 

Schools 100%Safety 75/100Transport 40/100Low yield 2.33%

Best for: Families

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

Liveability
61
Safety
75
Schools
100
Transport
40
Environment
57
Investment
35

The bottom line

SE19 1JT offers exceptional schools (100% Good/Outstanding) and low crime at £927,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE19 1JT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+78.4% vs London avg
vs London income-2.4% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE19 1JT

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

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“The family fortress”

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How SE19 1JT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kingswood Primary School

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 105.0

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 12 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.7 incidents per 1,000 residents

Better than 54% of London
↑ Rising 1085.7%

-24% vs borough

Crime by type

Violence & sexual offences34%
Other27%
Anti-social behaviour20%
Vehicle crime8%
Drug offences5%
Robbery4%
Theft1%
Burglary1%

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 · 1.2km

Crime is 7% below 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.

£927,500

Median sale price

Top 25% — 78% above London median

£927,500 is 78% above the London median (£520,000)

+46.1%

This year

Flat

Dominant type

Price history

5-year change
+93.2%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,355,000
Avg terraced£927,500
Avg flat£460,000
Price per m²£9,857/m²
Price per ft²£916/ft²
Avg floor area92.3 m²

EPC breakdown

C
9%
D
19%
E
9%
F
1%

Based on 38 properties · Confidence: high

Street mix

Semi 11%Terraced 41%Flat 44%Other 3%

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£34,000
First-time buyerFTB
£34,000
Additional propertyBTL/2nd
£61,825

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

22.6×

Price-to-income

£4,640/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£230,750
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)
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

1995–2025 · CAGR

+7.8%

Total change

+856%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.6%

per year

Acceleration

-39.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached12.3%
Terraced44.6%
Flat/maisonette43.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£79k-7.6%2.2
Post-dot-com plateau2001–2004£217k£247k+13.7%3.2
Pre-crash peak2005–2007£271k£283k+4.2%3
GFC & correction2008–2012£433k£218k-49.5%1.8
Help-to-Buy recovery2013–2016£336k£390k+16.1%2.5
Brexit uncertainty2017–2019£400k£880k+120%1
Pandemic surge2020–2021£975k£480k-50.8%2
Rate-rise correction2022–2022£450k£450k+0%1
Current market2024–2025£701k£818k+16.6%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.3%
District
8.3%
Semi-detached+0% α
Local
2.8%
District
2.8%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Gipsy HillNational Rail
5 min walk
Crystal Palace Rail StationWindrush · Southern
16 min walk
Anerley Rail StationSouthern · Windrush
26 min walk
Penge West Rail StationWindrush · Southern
26 min walk
Sydenham Rail StationWindrush · Southern
31 min walk
No bus stops within 400m

25

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

2.3 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

2

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park93m
Santander docks (800m)0
Nearest cycle dock2.3 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: 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: 7.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 28%
More green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 8.0 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): 4

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

28 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 792 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.3 km
3 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

2

Cinemas (2km)

842m

Post office

Nearby shops

HM Newsmarket399 m
Select405 m
High Limes general store455 m
Niazi food & Wine825 m

Nearby cafes

Hungry Hippo Café242 m
Paper Stories403 m
Gypsy Rose Cafe419 m
Cafe Luna423 m

Nearby restaurants

Golden Bowl336 m
Fumi Korean & Japanese353 m
Rock Steady Rum Lounge392 m
Passage To India398 m

Nearby pubs

The Two Towers340 m
The Great Southern360 m
Bull & Finch391 m
The Colby Arms400 m

Nearby gyms

Duke McKenzie Fitness Centre818 m
Performance 360827 m
Zao850 m
Warrior Fitness867 m

Nearby pharmacies

Day Lewis Pharmacy459 m
Food hygiene (5-star)60% of 47

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

35

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
£1,800London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score44/100
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

57.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,651m
Crossrail 2 route7,072m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,340 nationally

1,368

Est. population

10,014/km²

60%

Employed

43%

Degree educated

£41,000

Median income

7.6%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
18%
24%
21%
Under 1828%
18–3418%
35–4924%
50–6421%
65+10%

Tenure

17%
31%
18%
33%
Own outright17%
Own (mortgage)31%
Private rent18%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

46%
13%
27%
White British46%
White Other13%
Asian3%
Black27%
Mixed9%
Other2%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household37%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent33%
Private rent18%

vs. London

Income vs London-2.4%
Price vs London+78.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
8
Local approval rate
81%
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)
64
Largest scheme
89 homes · St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD
Pipeline pressure
NONE

Named schemes (500m)

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
113, 113, CENTRAL HILL, SE1910 homes
completed
2, Roman Rise, SE19 1JG9 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 (£927,500)

£34,000

Standard buyer

£34,000

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 SE19 1JT

Full postcodeSE19 1JT
Postcode districtSE19
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.424041
Longitude-0.088988
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