Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.44647, -0.07362

SE21 7ED— Dulwich Village, Southwark

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

The family fortress

 

Schools 100%Safety 75/100Transport 23/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
59
Safety
75
Schools
100
Transport
23
Environment
71
Investment
24

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE21 7ED scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE21 7ED meets your needs.

Location

SE21 7ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+35.5% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for SE21 7ED

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE21 7ED with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE21 7ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 5 min walk

KS2: 106.0

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 16 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

99.2 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

-9% vs borough

Crime by type

Other27%
Vehicle crime18%
Violence & sexual offences17%
Theft12%
Burglary12%
Anti-social behaviour8%
Robbery5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 3.1km

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£10,081/m²
Price per ft²£937/ft²
Avg floor area218.8 m²

EPC breakdown

D
5%
E
3%

Based on 8 properties · Confidence: low

Street mix

Semi 23%Terraced 69%Detached 8%

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£547,000
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)
GlazingFully double glazed
Council tax band Band GAnnual charge £2,863
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+41.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Detached7.7%
Semi-detached23.1%
Terraced69.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£400k£480k+20%1
Post-dot-com plateau2004–2004£735k£735k+0%1
Pre-crash peak2005–2005£890k£890k+0%1
GFC & correction2010–2010£1.56m£1.56m+0%2
Help-to-Buy recovery2014–2014£2.12m£2.12m+0%1
Brexit uncertainty2017–2017£2.18m£2.18m+0%1
Pandemic surge2020–2020£2.37m£2.37m+0%2
Rate-rise correction2022–2023£2.40m£2.00m-16.7%1
Current market2024–2024£2.50m£2.50m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.3%
District
4.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sydenham Hill→ Victoria· 4 tph
16 min

Nearby stations

Sydenham HillNational Rail
20 min walk
Forest Hill Rail StationSouthern · Windrush
20 min walk
Honor Oak Park Rail StationSouthern · Windrush
25 min walk
Sydenham Rail StationWindrush · Southern
32 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
33 min walk
No bus stops within 400m

20

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria47 min ↑
Waterloo53 min ↑
Canary Wharf43 min ↓
City56 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

1

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park678m
Santander docks (800m)0
Nearest cycle dock2.2 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 AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.5 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): 3

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

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

39 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.5 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

65

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.7 km
10 tennis courts2 swimming pools4 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

1

Libraries (1km)

0

Cinemas (2km)

967m

Post office

Nearby shops

AM Super Market491 m
Brothers Fruit & Vegetables1.1 km

Nearby cafes

The Dulwich Clock Cafe397 m
The Plough Cafe436 m
Boulangerie Jade1.1 km
Johnny's Cafe1.1 km

Nearby restaurants

Magic Wok352 m
Joseph's Fish & Chips354 m
Victus & Bibo355 m
Hanush374 m

Nearby pubs

The Plough339 m
Dulwich Beer Dispensary415 m
The Castle615 m
The Lordship Pub934 m

Nearby gyms

Southwark Sports Bowls Club324 m
Dulwich Riding School339 m
Trevor Bailey Sports Centre440 m
Camber Lawn Tennis Club534 m
Food hygiene (5-star)62% of 39

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

24

Investment score

Weak

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

Low gross yield (0.9%) 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
0.9% (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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,749m
Crossrail 2 route6,854m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,320 nationally

1,713

Est. population

3,076/km²

65%

Employed

77%

Degree educated

£56,900

Median income

1.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

28%
23%
22%
17%
Under 1828%
18–3410%
35–4923%
50–6422%
65+17%

Tenure

38%
34%
17%
Own outright38%
Own (mortgage)34%
Private rent17%
Social rent11%
Shared ownership0%

Ethnicity

70%
14%
White British70%
White Other14%
Asian7%
Black3%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine4%
No car household21%
Unemployed2%
No qualifications5%

Housing tenure (Census 2021)

Private rent17%
Social rent11%

vs. London

Income vs London+35.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
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)
6
Largest scheme
66 homes · FORMER OFF LICENCE & LAND REAR OF, 516, FORMER OFF LICENCE & LAND REAR OF, 516, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

178-180 Overhill Road London SE22 0PS, SE22 0PS14 homes
completed
357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE2211 homes
completed
182, 182, Overhill Road, SE22 0PS9 homes
completed
182 Overhill Road London SE22 0PS, SE22 0PS8 homes
completed
Land adjacent 379, Land adjacent 379, Upland Road, SE22 0DR8 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

Live in SE21 7ED? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE21 7ED.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

Similar postcodes

Frequently asked questions

📍 Track SE21 7ED

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE21 7ED

Full postcodeSE21 7ED
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.446469
Longitude-0.073618
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