Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.42455, -0.08343

SE19 1PL— Dulwich Wood, Southwark

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

The family fortress

 

Top 10% LondonSchools 100%Safety 78/100Transport 45/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
73
Safety
78
Schools
95
Transport
45
Environment
58
Investment
49

The bottom line

SE19 1PL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

SE19 1PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for SE19 1PL

🛡️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 1PL 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 · 4 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

44.7 incidents per 1,000 residents

Better than 67% of London
↑ Rising 962.5%

from a low base — still below London average

-59% vs borough

Crime by type

Violence & sexual offences32%
Other19%
Vehicle crime16%
Anti-social behaviour15%
Burglary9%
Robbery4%
Drug offences2%
Theft2%

Road safety

74

Road safety score

14

Accidents (5yr)

3

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.5km

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,496/m²
Price per ft²£789/ft²
Avg floor area47.8 m²

EPC breakdown

C
15%
D
6%

Based on 21 properties · Confidence: medium

Street mix

Semi 5%Terraced 5%Flat 71%Other 19%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£119,500
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.18 W/m²K
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+9.2%

Total change

+736%

Market Activity

Price Velocity & Acceleration

Current Velocity

+105.3%

per year

Acceleration

+110.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced6.3%
Flat/maisonette87.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£70k£170k+142.1%1.3
Pre-crash peak2006–2006£124k£124k+0%1
Brexit uncertainty2017–2017£185k£185k+0%1
Pandemic surge2020–2021£500k£280k-44%2
Rate-rise correction2022–2023£168k£300k+79.1%2
Current market2024–2025£285k£585k+105.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-40.2%
District
-40.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
0 min walk
Crystal Palace Rail StationWindrush · Southern
13 min walk
Penge West Rail StationWindrush · Southern
22 min walk
Anerley Rail StationSouthern · Windrush
23 min walk
Sydenham Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

38

Walkability score

88

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 park403m
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 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: 7.3 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 22%
More green space than 80% of London

Nearest SSSI: Croham Hurst SSSI — 8.1 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

30 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 508 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

37

Restaurants (800m)

23

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.7 km
1 swimming pools1 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)

1

Cinemas (2km)

677m

Post office

Nearby shops

HM Newsmarket48 m
Select73 m
High Limes general store533 m
Niazi food & Wine565 m

Nearby cafes

Gypsy Rose Cafe399 m
Paper Stories399 m
Cafe Luna433 m
Nama Cake House537 m

Nearby restaurants

Rock Steady Rum Lounge6 m
Fumi Korean & Japanese52 m
Eastern Cuisine56 m
Golden Fry fish Bar176 m

Nearby pubs

Bull & Finch1 m
The Colby Arms34 m
The Great Southern80 m
Railway Bell249 m

Nearby gyms

Zao626 m
Warrior Fitness687 m
Duke McKenzie Fitness Centre705 m
Performance 360715 m

Nearby pharmacies

Day Lewis Pharmacy423 m
Food hygiene (5-star)57% of 128

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

49

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

72.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,269m
Crossrail 2 route7,387m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,980 nationally

1,900

Est. population

3,978/km²

61%

Employed

59%

Degree educated

£43,300

Median income

4.6%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

27%
16%
26%
17%
15%
Under 1827%
18–3416%
35–4926%
50–6417%
65+15%

Tenure

32%
28%
21%
18%
Own outright32%
Own (mortgage)28%
Private rent21%
Social rent18%
Shared ownership2%

Ethnicity

45%
14%
15%
White British45%
White Other14%
Asian13%
Black15%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household32%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent21%
Social rent18%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
13
Local approval rate
82%
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)
25
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
Land adjacent to 114, Land adjacent to 114, Woodland Road, SE19 1PA12 homes
completed
16, 16, Gipsy Hill, SE19 1NL9 homes
completed
41, 41, Victoria Crescent, SE19 1AE8 homes
completed
Bon Marche Terrace Mews, Rear of 228-244, Bon Marche Terrace Mews, Rear of 228-244, Gipsy Road, SE27 9RB7 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

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Key facts for SE19 1PL

Full postcodeSE19 1PL
Postcode districtSE19
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.424553
Longitude-0.083429
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