Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.44453, -0.08620

SE21 7BE— Dulwich Village, Southwark

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

The family fortress

 

Schools 100%Safety 79/100Transport 41/100

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
79
Schools
100
Transport
41
Environment
78
Investment
50

The bottom line

SE21 7BE 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 7BE

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 7BE

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE21 7BE 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 · 8 min walk

KS2: 107.7

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 17 min walk

P8: +0.84A8: 63.8

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 19 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)

1

Serious within 200m

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 area179.6 m²

EPC breakdown

D
8%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 14%Terraced 86%

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£449,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofRoof room(s), limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,863
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.3%

Total change

+833%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.9%

per year

Acceleration

+3.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached13.6%
Terraced86.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£225k£500k+122.2%1.3
Post-dot-com plateau2002–2003£625k£625k+0%1
Pre-crash peak2006–2006£773k£773k+0%2
GFC & correction2010–2010£975k£975k+0%1
Help-to-Buy recovery2013–2016£1.20m£1.55m+29.2%1.2
Brexit uncertainty2018–2018£1.69m£1.69m+0%1
Pandemic surge2020–2021£1.70m£1.86m+9.4%1
Rate-rise correction2023–2023£2.10m£2.10m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
7 min walk
Forest Hill Rail StationSouthern · Windrush
30 min walk
Denmark Hill Rail StationThameslink · Southeastern
33 min walk
Brixton Underground StationVictoria
35 min walk
Honor Oak Park Rail StationSouthern · Windrush
36 min walk
No bus stops within 400m

29

Walkability score

109

Footpaths (500m)

0

Santander docks (800m)

1.4 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park350m
Santander docks (800m)0
Nearest cycle dock1.4 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: 5.1 km away✗ Not Green Belt✗ Not AONB92% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.3 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): 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

20 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 · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

4

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

47

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Crown & Greyhound (551 m)

Nearest supermarketM&S Food · 1.9 km
35 tennis courts7 swimming pools4 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)

722m

Post office

Nearby shops

SimplyFresh503 m
Proud Sow510 m
Taylor's Grocery729 m
Majestic791 m

Nearby cafes

Flotsam & Jetsam167 m
GAIL's497 m
The Dulwich Clock Cafe505 m
Romeo Jones535 m

Nearby restaurants

Belair House264 m
The Real Greek479 m
PizzaExpress492 m
Rocca di Papa528 m

Nearby pubs

Crown & Greyhound551 m
The Alleyn's Head872 m

Nearby gyms

Dulwich Sports Ground389 m
Dulwich College Sports Club475 m
The Griffin Sports Ground743 m
The Edward Alleyn Club743 m

Nearby pharmacies

Rumsey Pharmacy718 m

Nearby health

Dulwich Orthadontics975 m
Food hygiene (5-star)82% of 27

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

50

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 score22/100
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

51.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,486m
Crossrail 2 route6,180m

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)
65
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
17
Local approval rate
87%
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
12 homes · JNCT. THURLOW PK RD & CROXTED RD DULWICH, 32-34, JNCT. THURLOW PK RD & CROXTED RD DULWICH, 32-34, CROXTED ROAD, 132-132A THURLOW PARK ROAD, SE21
Pipeline pressure
NONE

Named schemes (500m)

The Woodyard , 1-3, The Woodyard , 1-3, Woodyard Lane, SE219 homes
completed
Belair Cottages Gallery Road SE21.1 homes
completed
37 College Road London SE21 7BA, SE21 7BA1 homes
completed
3, 3, Frank Dixon Close, London, SE21 7BD1 homes
completed
125A, 125A, BURBAGE ROAD, SE21 7AF1 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 7BE

Full postcodeSE21 7BE
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.444535
Longitude-0.086204
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