Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.44368, -0.08273

SE21 7BB— Dulwich Village, Southwark

Location and area intelligence for SE21 7BB, Dulwich Village, Southwark

The family fortress

 

Bottom 25% LondonSchools 100%Safety 90/100Transport 40/100

Best for: Families, Owner-occupiers

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

Liveability
73
Safety
90
Schools
100
Transport
40
Environment
88
Investment
49

Location

SE21 7BB

Key facts for SE21 7BB

Full postcodeSE21 7BB
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.443678
Longitude-0.082729
Parliamentary constituencyDulwich and West Norwood
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
ExcellentCautiousRisk: Low

London Benchmarks

vs London income+35.5% vs London avg
vs London crime-96.4% vs London avg

Deep-dive guides for SE21 7BB

🛡️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 SE21 7BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Dulwich Hamlet Junior School

Outstanding · 10 min walk

KS2: 107.7

★★★

Secondary

Kingsdale Foundation School

Outstanding · 16 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 17 min walk

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

Safety

2 Jun

Crime rates and local incidents

LOW CRIME

2.3 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-89% vs borough

Crime by type

Other33%
Robbery33%
Violence & sexual offences33%
Anti-social behaviour0%
Drug offences0%
Theft0%
Vehicle crime0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 96% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

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 yield851 kWh/kWp/yr

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

Council tax band Band GAnnual charge £2,863
Price growth potentialLow

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
🚂
West Dulwich

Nearby stations

🚂
West DulwichNational Rail
9 min walk
🚇
Forest Hill Rail StationSouthern · Windrush
26 min walk
🚇
Honor Oak Park Rail StationWindrush · Southern
34 min walk
🚇
Sydenham Rail StationWindrush · Southern
34 min walk
🚇
Denmark Hill Rail StationThameslink · Southeastern
35 min walk
🚌2 bus routes · 4 stops within 400m · 27 buses/hr peak

28

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★49 min
Waterloo51 min ↑
Canary Wharf56 min ↑
City57 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park298m
Santander docks (800m)0
Nearest cycle dock2.5 km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 23.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 86% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.2 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): 5

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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

23 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

4

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

12

Gyms (1km)

41

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Crown & Greyhound (652 m)

Nearest supermarketM&S Food · 2.0 km
29 tennis courts7 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

837m

Post office

Nearby shops

Shepherd625 m
Majestic796 m
La Gastronomia973 m
Dulwich Bakery995 m

Nearby cafes

The Dulwich Clock Cafe321 m
Flotsam & Jetsam335 m
GAIL's606 m
Romeo Jones654 m

Nearby restaurants

Belair House469 m
The Real Greek605 m
PizzaExpress616 m
Rocca di Papa635 m

Nearby pubs

Crown & Greyhound652 m
The Alleyn's Head860 m
The Plough876 m

Nearby gyms

Dulwich College Sports Club292 m
Southwark Sports Bowls Club547 m
Trevor Bailey Sports Centre558 m
Dulwich Riding School578 m

Nearby pharmacies

Rumsey Pharmacy833 m

Nearby health

Dulwich Orthadontics985 m
Food hygiene (5-star)79% of 19

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
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,361m
Crossrail 2 route6,438m

Demographics

22 Apr

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,341 nationally

1,294

Est. population

1,506/km²

60%

Employed

76%

Degree educated

£56,900

Median income

1.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

57

Community stability

Age profile

26%
21%
20%
20%
Under 1826%
18–3412%
35–4921%
50–6420%
65+20%

Tenure

43%
35%
16%
Own outright43%
Own (mortgage)35%
Private rent16%
Social rent6%
Shared ownership0%
Rent free0%

Ethnicity

67%
White British67%
White Other13%
Asian10%
Black2%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine5%
No car household15%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent16%
Social rent6%

vs. London

Income vs London+35.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
60
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
12
Local approval rate
100%
Borough approval rate
91%
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)
2
Largest scheme
11 homes · 88, 88, DULWICH VILLAGE, SE21
Pipeline pressure
NONE

Named schemes (500m)

The Woodyard , 1-3, The Woodyard , 1-3, Woodyard Lane, SE219 homes
completed
1 2 And 3 Pond Cottages College Road London Southwark SE21 7LE2 homes
completed
8, 8, Pond Cottages, College Road, SE211 homes
completed
4, Frank Dixon Close, SE21 7BD1 homes
completed
8, 8, Frank Dixon Way, SE21 7BB1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
19.7%
Ward turnout
62%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Margy NewensLabour and Co-operative Party
Richard Michael LeemingLabour and Co-operative Party

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The bottom line

SE21 7BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 49 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime2 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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