Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.42635, -0.07691

SE19 1LS— Dulwich Wood, Southwark

Location and area intelligence for SE19 1LS, Dulwich Wood, Southwark

The family fortress

 

Schools 100%Safety 75/100Transport 47/100Yield 4.65%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
75
Schools
95
Transport
47
Environment
79
Investment
63

The bottom line

SE19 1LS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £470,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE19 1LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-9.6% vs London avg
vs London income+3.1% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE19 1LS

🛡️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 SE19 1LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Paxton Primary School

Good · Inspected Jun 2024 · 7 min walk

KS2: 104.6

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 11 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 7 min walk

3 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.3 incidents per 1,000 residents

Better than 52% of London
↑ Rising 626.7%

-43% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime13%
Drug offences6%
Burglary6%
Robbery5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.0km

Crime is 4% 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.

£470,000

Median sale price

10% below London median

£470,000 is 10% below the London median (£520,000)

+2.9%

This year

Flat

Dominant type

Price history

5-year change
-1.1%
Sales (24 months)5
New build0.0%
Avg flat£470,000
Price per m²£5,739/m²
Price per ft²£533/ft²
Avg floor area82.3 m²

EPC breakdown

C
14%
D
15%
E
4%

Based on 33 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£11,000
First-time buyerFTB
£2,250
Additional propertyBTL/2nd
£25,100

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

10.9×

Price-to-income

£2,351/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£205,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8%

Total change

+822%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.5%

per year

Acceleration

-15.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 70 sales

Property Type Mix

Total: 70 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£107k+108.8%2.6
Post-dot-com plateau2001–2004£106k£170k+60.4%3.2
Pre-crash peak2005–2007£165k£237k+43.6%3
GFC & correction2009–2012£220k£250k+13.6%1.5
Help-to-Buy recovery2013–2016£250k£288k+15.2%1.8
Brexit uncertainty2017–2019£459k£412k-10.1%3
Pandemic surge2020–2021£420k£475k+13.1%1.5
Rate-rise correction2022–2023£420k£413k-1.8%1.5
Current market2024–2025£473k£470k-0.5%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.9%
District
7.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Gipsy HillNational Rail
7 min walk
Crystal Palace Rail StationSouthern · Windrush
12 min walk
Penge West Rail StationWindrush · Southern
19 min walk
Sydenham Rail StationWindrush · Southern
20 min walk
Anerley Rail StationSouthern · Windrush
22 min walk
No bus stops within 400m

26

Walkability score

89

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★42 min
Waterloo55 min ↑
Canary Wharf46 min ↑
City54 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park41m
Santander docks (800m)0
Nearest cycle dock2.7 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
NoiseHIGH
road
Noisier 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 AONB96% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.3 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

35 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 593 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

12

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Colby Arms (480 m)

Nearest supermarketEndora House Food & Wine · 1.7 km
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

487m

Post office

Nearby shops

HM Newsmarket479 m
Cheers 1 Off Licence513 m
Select513 m
Niazi food & Wine665 m

Nearby cafes

Concert Café602 m
Cafe Paradou658 m
Cafe St Germain687 m
Gypsy Rose Cafe691 m

Nearby restaurants

Eastern Cuisine479 m
Rock Steady Rum Lounge493 m
New May Flower525 m
Fumi Korean & Japanese543 m

Nearby pubs

The Colby Arms480 m
Bull & Finch496 m
The Great Southern554 m
Railway Bell574 m

Nearby gyms

Zao757 m
Warrior Fitness860 m
National Sports Centre885 m
Crystal Palace National Sports Centre893 m

Nearby pharmacies

Day Lewis Pharmacy684 m
Food hygiene (5-star)64% of 42

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

63

Investment score

Good

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

62.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,830m
Crossrail 2 route7,694m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,114 nationally

1,751

Est. population

6,255/km²

71%

Employed

67%

Degree educated

£43,300

Median income

4.9%

Claimant rate

Inner cityMedium densityYoung professionals

43

Community stability

Age profile

22%
23%
28%
17%
Under 1822%
18–3423%
35–4928%
50–6417%
65+10%

Tenure

20%
33%
32%
Own outright20%
Own (mortgage)33%
Private rent32%
Social rent12%
Shared ownership2%

Ethnicity

50%
17%
14%
White British50%
White Other17%
Asian6%
Black14%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household43%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent32%
Social rent12%

vs. London

Income vs London+3.1%
Price vs London-9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
4
Local approval rate
92%
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)
17
Largest scheme
96 homes · 165, 165, Wells Park Road, SE26 6RP
Pipeline pressure
NONE

Named schemes (500m)

1-21, 1-21, BOWLEY LANE, SE1921 homes
completed
19 - 23, 19 - 23, SYDENHAM HILL, SE26 6SH14 homes
completed
11, 11, Sydenham Hill, SE26 6SH9 homes
completed
13, 13, SYDENHAM HILL, SE26 6SH9 homes
completed
9, 9, SYDENHAM HILL, LONDON, SE26 6SH9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.9%
Ward turnout
46%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Ruth BannisterLabour and Co-operative Party
Sean HanniganLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£470,000)

£11,000

Standard buyer

£2,250

First-time buyer

Save £8,750

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 1LS

Full postcodeSE19 1LS
Postcode districtSE19
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.426352
Longitude-0.076909
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