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

 

Schools 100%Safety 79/100Transport 39/100

Best for: Families, Owner-occupiers

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

Liveability
66
Safety
79
Schools
100
Transport
39
Environment
80
Investment
49

The bottom line

SE21 7BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE21 7BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+35.5% vs London avg
vs London crime+15.0% 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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🎓 School Smart🌿 Green Lung🔒 Very Safe

“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 · Inspected Mar 2023 · 10 min walk

KS2: 107.7

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 16 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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.0 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

-31% vs borough

Crime by type

Other27%
Anti-social behaviour20%
Vehicle crime16%
Burglary10%
Violence & sexual offences10%
Theft8%
Robbery7%
Drug offences1%

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 · 2.5km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area276 m²

EPC breakdown

B
2%
C
1%
D
2%

Based on 5 properties · Confidence: low

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
Rebuild cost estimate£690,000
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, filled cavity
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band GAnnual charge £2,863
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2018 · CAGR

+7.2%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

+84.4%

per year

Acceleration

+55.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£450k£930k+106.7%1
Post-dot-com plateau2004–2004£1.20m£1.20m+0%1
Brexit uncertainty2018–2018£2.21m£2.21m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

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
No bus stops within 400m

24

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★36 min
Waterloo49 min ↑
Canary Wharf51 min ↑
City51 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park298m
Santander docks (800m)0
Nearest cycle dock1.7 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: 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)

0

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

0

Libraries (1km)

0

Cinemas (2km)

837m

Post office

Nearby shops

SimplyFresh625 m
Proud Sow631 m
Majestic796 m
Taylor's Grocery846 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

49.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

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

Demographics

16 Jun

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

1.1%

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)
28
Planning apps (3 years)
14
Local approval rate
86%
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)
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
37 College Road London SE21 7BA, SE21 7BA1 homes
completed
41, 41, College Road, Lodnon, SE21 7BA1 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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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

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