Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.45252, -0.08564

SE21 7BS— Dulwich Village, Southwark

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

The family fortress

 

Schools 100%Safety 82/100Transport 53/100~1% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
100
Transport
53
Environment
71
Investment
29

The bottom line

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

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Location

SE21 7BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+35.5% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for SE21 7BS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE21 7BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Dulwich Village Church of England Infants' School

Outstanding · Inspected Oct 2023 · 1 min walk

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 6 min walk

P8: +0.84A8: 63.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 30 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.4 incidents per 1,000 residents

Better than 55% of London
→ Stable

-46% vs borough

Crime by type

Other26%
Theft20%
Violence & sexual offences17%
Vehicle crime16%
Anti-social behaviour9%
Burglary6%
Robbery4%
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: Peckham Fire Station · 2.4km

Crime is 9% 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 build50.0%
Price per m²£11,323/m²
Price per ft²£1,052/ft²
Avg floor area205.6 m²

EPC breakdown

A
9%
D
2%
E
3%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 72%Terraced 6%Detached 22%

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£514,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsAverage thermal transmittance 0.22 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+7.8%

Total change

+468%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.5%

per year

Acceleration

+8.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 18 sales

Property Type Mix

Total: 18 sales

Detached22.2%
Semi-detached72.2%
Terraced5.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£598k£598k+0%2
Pre-crash peak2005–2007£840k£1.80m+114.3%1.3
GFC & correction2009–2009£945k£945k+0%1
Help-to-Buy recovery2013–2014£1.43m£1.44m+0.7%1
Brexit uncertainty2018–2019£1.60m£1.65m+3.1%1
Pandemic surge2020–2020£1.69m£1.69m+0%1
Rate-rise correction2022–2022£2.40m£2.40m+0%1
Current market2024–2025£2.75m£3.40m+23.5%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.2%
District
7.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
North Dulwich→ London Bridge· 4 tph
15 min

Nearby stations

North DulwichNational Rail
3 min walk
Denmark Hill Rail StationThameslink · Southeastern
22 min walk
Peckham Rye Rail StationSoutheastern · Windrush
28 min walk
Brixton Underground StationVictoria
29 min walk
Forest Hill Rail StationWindrush · Southern
34 min walk
No bus stops within 400m

31

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria40 min ↑
Waterloo45 min ↑
Canary Wharf42 min ↓
City42 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 park200m
Santander docks (800m)0
Nearest cycle dock1.3 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: 4.3 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 11.2 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): 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

KINGS BOWEL CANCER SCREENING CENTRE

DENMARK HILL, SE5 9RS

23 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 832 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

3

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

62

Sports (1km)

3

Convenience

Nearest supermarketM&S Food · 1.1 km
49 tennis courts5 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

169m

Post office

Nearby shops

Taylor's Grocery161 m
Proud Sow382 m
SimplyFresh389 m
Brothers Fruit & Vegetables785 m

Nearby cafes

Megan's126 m
Le Poisson De Mer Deef149 m
Au Ciel172 m
Romeo Jones357 m

Nearby restaurants

Rocca di Papa370 m
PizzaExpress399 m
The Real Greek412 m
KJ to Go535 m

Nearby pubs

Crown & Greyhound353 m
The Lordship Pub649 m
Dynamic Vines796 m

Nearby gyms

North Dulwich Lawn Tennis Club246 m
The Griffin Sports Ground274 m
JAGS Sports Club365 m
Herne Hill Velodrome486 m

Nearby pharmacies

Rumsey Pharmacy173 m

Nearby health

Tessa Jowell Health Centre832 m
Denmark Hill Smiles990 m
Food hygiene (5-star)80% of 30

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

29

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
1.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,701m
Crossrail 2 route5,802m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,909 nationally

1,952

Est. population

4,877/km²

65%

Employed

66%

Degree educated

£56,900

Median income

3.1%

Claimant rate

Inner cityMedium densityYoung professionals

50

Community stability

Age profile

27%
17%
24%
20%
Under 1827%
18–3417%
35–4924%
50–6420%
65+12%

Tenure

27%
33%
19%
21%
Own outright27%
Own (mortgage)33%
Private rent19%
Social rent21%
Shared ownership0%
Rent free0%

Ethnicity

60%
15%
White British60%
White Other15%
Asian6%
Black10%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household32%
Unemployed2%
No qualifications11%

Housing tenure (Census 2021)

Social rent21%
Private rent19%

vs. London

Income vs London+35.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
46
Planning apps (3 years)
22
Local approval rate
94%
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)
3
Largest scheme
11 homes · 88, 88, DULWICH VILLAGE, SE21
Pipeline pressure
NONE

Named schemes (500m)

88, 88, DULWICH VILLAGE, SE2111 homes
completed
LAND ADJACENT TO 80 HALF MOON LANE, LAND ADJACENT TO 80 HALF MOON LANE, HALF MOON LANE, SE24 9JE5 homes
completed
80, 80, HALF MOON LANE, SE24 9JE3 homes
completed
2A, 2A, COURT LANE, SE21 7DR2 homes
completed
REAR OF 60, REAR OF 60, DULWICH VILLAGE, SE21 7AJ2 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 7BS

Full postcodeSE21 7BS
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.452520
Longitude-0.085640
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