Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.44755, -0.07494

SE21 7EE— Dulwich Village, Southwark

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

The family fortress

 

Schools 100%Safety 75/100Transport 29/100Low yield 1.32%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
75
Schools
60
Transport
29
Environment
68
Investment
34

The bottom line

SE21 7EE offers exceptional schools (100% Good/Outstanding) and low crime at £1,650,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE21 7EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+217.3% vs London avg
vs London income+35.5% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for SE21 7EE

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

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“The family fortress”

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How SE21 7EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 4 min walk

KS2: 106.0

—

Secondary

The Charter School East Dulwich

Not yet inspected · 17 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 23 min walk

6 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.9km

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,650,000

Median sale price

Top 10% — 217% above London median

£1,650,000 is 217% above the London median (£520,000)

+10.0%

This year

Terraced

Dominant type

Price history

5-year change
-16.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£1,500,000
Avg terraced£1,650,000
Price per m²£10,870/m²
Price per ft²£1,010/ft²
Avg floor area154.5 m²

EPC breakdown

C
8%
D
22%
E
2%

Based on 32 properties · Confidence: high

Street mix

Semi 12%Terraced 82%Detached 6%

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

Stamp duty

Standard buyer£109,250
First-time buyerFTB
£109,250
Additional propertyBTL/2nd
£158,750

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

29.0×

Price-to-income

£8,254/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£386,250
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

1995–2025 · CAGR

+8.5%

Total change

+1062%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+28.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 81 sales

Property Type Mix

Total: 81 sales

Detached6.2%
Semi-detached12.3%
Terraced81.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£142k£351k+147.2%3.5
Post-dot-com plateau2001–2004£354k£598k+68.7%4.5
Pre-crash peak2005–2007£499k£750k+50.3%4.3
GFC & correction2008–2012£743k£1.10m+48.1%1.2
Help-to-Buy recovery2013–2016£940k£1.68m+78.2%2.2
Brexit uncertainty2018–2019£1.35m£1.27m-5.6%1
Pandemic surge2020–2021£1.49m£1.98m+33.2%3.5
Rate-rise correction2023–2023£1.83m£1.83m+0%1
Current market2024–2025£1.50m£1.65m+10%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
North Dulwich→ London Bridge· 4 tph
15 min

Nearby stations

North DulwichNational Rail
15 min walk
Forest Hill Rail StationSouthern · Windrush
22 min walk
Honor Oak Park Rail StationWindrush · Southern
26 min walk
Denmark Hill Rail StationThameslink · Southeastern
31 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
32 min walk
No bus stops within 400m

22

Walkability score

28

Footpaths (500m)

0

Santander docks (800m)

2.1 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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park584m
Santander docks (800m)0
Nearest cycle dock2.1 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 AONB59% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.6 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

37 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

28

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.6 km
21 tennis courts3 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)

828m

Post office

Nearby shops

AM Super Market582 m
Proud Sow749 m
SimplyFresh749 m
Brothers Fruit & Vegetables954 m

Nearby cafes

The Plough Cafe302 m
The Dulwich Clock Cafe371 m
GAIL's717 m
Romeo Jones752 m

Nearby restaurants

Joseph's Fish & Chips218 m
Magic Wok229 m
Victus & Bibo230 m
Hanush237 m

Nearby pubs

The Plough221 m
The Castle506 m
Dulwich Beer Dispensary560 m
Crown & Greyhound711 m

Nearby gyms

Southwark Sports Bowls Club433 m
Dulwich Riding School456 m
Trevor Bailey Sports Centre552 m
Camber Lawn Tennis Club685 m
Food hygiene (5-star)67% 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

A

High street health

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

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

Low gross yield (1.3%) 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
1.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

45.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,799m
Crossrail 2 route6,717m

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%
Price vs London+217.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
12
Local approval rate
83%
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)

357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE2211 homes
completed
Land adjacent 379, Land adjacent 379, Upland Road, SE22 0DR8 homes
completed
Land adjacent 379, Land adjacent 379, Upland Road, SE22 0DR7 homes
completed
315, 315, LORDSHIP LANE, SE22 8JH4 homes
completed
325, 325, Lordship Lane, SE22 8JH4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,650,000)

£109,250

Standard buyer

£109,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE21 7EE

Full postcodeSE21 7EE
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.447552
Longitude-0.074939
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