Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.45325, -0.08367

SE21 7DF— Dulwich Village, Southwark

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

The family fortress

 

Schools 100%Safety 84/100Transport 52/100~1% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
67
Safety
84
Schools
100
Transport
52
Environment
59
Investment
29

The bottom line

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

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Location

SE21 7DF

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+33.3% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for SE21 7DF

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE21 7DF 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 · 3 min walk

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 7 min walk

P8: +0.84A8: 63.8

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
→ Stable

-63% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Vehicle crime18%
Anti-social behaviour15%
Burglary9%
Theft7%
Drug offences3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.3km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£15,165/m²
Price per ft²£1,409/ft²
Avg floor area237.6 m²

EPC breakdown

D
9%
E
8%
F
5%

Based on 22 properties · Confidence: medium

Street mix

Semi 90%Detached 10%

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£594,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,100
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.8%

Total change

+775%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.3%

per year

Acceleration

+10.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 41 sales

Property Type Mix

Total: 41 sales

Detached9.8%
Semi-detached90.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£400k£748k+87%1.8
Post-dot-com plateau2002–2004£965k£1.05m+8.8%2
Pre-crash peak2006–2007£1.11m£1.98m+79%1.5
GFC & correction2009–2011£1.91m£2.05m+7.2%2.3
Help-to-Buy recovery2013–2015£2.00m£2.52m+26.3%1
Brexit uncertainty2017–2019£2.85m£2.67m-6.1%1.7
Pandemic surge2020–2021£2.70m£3.06m+13.4%1.5
Rate-rise correction2023–2023£3.42m£3.42m+0%2
Current market2024–2025£3.29m£3.50m+6.3%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.9%
District
8.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
4 min walk
Denmark Hill Rail StationThameslink · Southeastern
21 min walk
Peckham Rye Rail StationSoutheastern · Windrush
26 min walk
Brixton Underground StationVictoria
30 min walk
Forest Hill Rail StationWindrush · Southern
33 min walk
No bus stops within 400m

31

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

1.5 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 park357m
Santander docks (800m)0
Nearest cycle dock1.5 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: 4.3 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% 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): 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

KINGS BOWEL CANCER SCREENING CENTRE

DENMARK HILL, SE5 9RS

22 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 705 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

126

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

51

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Crown & Greyhound (434 m)

Nearest supermarketM&S Food · 957 m
39 tennis courts4 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

1

Libraries (1km)

0

Cinemas (2km)

280m

Post office

Nearby shops

Taylor's Grocery276 m
Proud Sow479 m
SimplyFresh486 m
Brothers Fruit & Vegetables625 m

Nearby cafes

Megan's261 m
Le Poisson De Mer Deef270 m
Au Ciel276 m
Romeo Jones454 m

Nearby restaurants

Rocca di Papa457 m
PizzaExpress497 m
The Real Greek510 m
Mr Lui Peking Cuisine522 m

Nearby pubs

Crown & Greyhound434 m
The Lordship Pub492 m
Dynamic Vines636 m
The Castle729 m

Nearby gyms

North Dulwich Lawn Tennis Club276 m
JAGS Sports Club357 m
The Griffin Sports Ground432 m
Push Studios588 m

Nearby pharmacies

Rumsey Pharmacy283 m

Nearby health

Tessa Jowell Health Centre705 m
Food hygiene (5-star)74% of 35

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

A

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 (0.6%) 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
0.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
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

59.2

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,561m
Crossrail 2 route5,885m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,550 nationally

1,674

Est. population

6,008/km²

68%

Employed

70%

Degree educated

£56,000

Median income

1.8%

Claimant rate

Inner cityMedium densityYoung professionals

52

Community stability

Age profile

25%
18%
22%
23%
13%
Under 1825%
18–3418%
35–4922%
50–6423%
65+13%

Tenure

31%
39%
21%
Own outright31%
Own (mortgage)39%
Private rent21%
Social rent9%
Shared ownership1%

Ethnicity

67%
13%
White British67%
White Other13%
Asian5%
Black5%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine9%
No car household29%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent21%
Social rent9%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
44
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
46
Planning apps (3 years)
26
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
151 homes · LAND AT FORMER ST.FRANCIS HOSPITAL, LAND AT FORMER ST.FRANCIS HOSPITAL, ST FRANCIS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

129, 129, East Dulwich Grove, SE223 homes
completed
Site adjacent to 8, Site adjacent to 8, Nimegen Way, SE22 8TL2 homes
completed
REAR OF 60, REAR OF 60, DULWICH VILLAGE, SE21 7AJ2 homes
completed
2A, 2A, COURT LANE, SE21 7DR2 homes
completed
266, 266, Turney Road, Boxhall Road, SE21 7JP1 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 7DF

Full postcodeSE21 7DF
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.453252
Longitude-0.083666
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