Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.44313, -0.07101

SE21 7EX— Dulwich Wood, Southwark

Location and area intelligence for SE21 7EX, Dulwich Wood, Southwark

The family fortress

 

Schools 100%Safety 82/100Transport 27/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
82
Schools
60
Transport
27
Environment
80
Investment
24

The bottom line

SE21 7EX offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE21 7EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SE21 7EX

🛡️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 7EX 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 · 9 min walk

KS2: 106.0

—

Secondary

Sydenham School

Not yet inspected · 16 min walk

P8: +0.16A8: 51.4

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.2 incidents per 1,000 residents

Better than 56% of London
→ Stable

-47% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime16%
Burglary7%
Drug offences3%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.8km

Crime is 10% below 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£8,280/m²
Price per ft²£769/ft²
Avg floor area169.1 m²

EPC breakdown

C
1%
D
7%
E
5%

Based on 13 properties · Confidence: medium

Street mix

Semi 29%Terraced 35%Detached 35%

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£422,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7%

Total change

+521%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.4%

per year

Acceleration

-14.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Detached35.3%
Semi-detached29.4%
Terraced35.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£231k£371k+60.6%1.3
Post-dot-com plateau2002–2002£485k£485k+0%1
Pre-crash peak2006–2006£800k£800k+0%1
GFC & correction2009–2009£550k£550k+0%1
Help-to-Buy recovery2014–2014£920k£920k+0%3
Brexit uncertainty2017–2018£1.19m£1.10m-7.6%1
Pandemic surge2020–2020£1.63m£1.63m+0%1
Rate-rise correction2022–2023£1.60m£1.64m+2.3%1.5
Current market2024–2024£1.44m£1.44m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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

Forest Hill Rail StationSouthern · Windrush
16 min walk
Sydenham HillNational Rail
17 min walk
Honor Oak Park Rail StationSouthern · Windrush
24 min walk
Sydenham Rail StationWindrush · Southern
26 min walk
Crystal Palace Rail StationWindrush · Southern
35 min walk
No bus stops within 400m

7

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

2.5 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock2.5 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.1 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

44 min walk

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Magic Wok (758 m)

Nearest supermarketForest Hill Supermarket · 1.4 km
6 tennis courts1 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)

1.6km

Post office

Nearby shops

AM Super Market533 m

Nearby cafes

The Dulwich Clock Cafe619 m
The Lodge677 m
Dutch Barn699 m
The Horniman Cafe709 m

Nearby restaurants

Magic Wok758 m
Victus & Bibo762 m
Joseph's Fish & Chips765 m
Hanush786 m

Nearby pubs

Dulwich Beer Dispensary223 m
The Plough743 m
The Castle1.0 km
The Wood House1.2 km

Nearby gyms

Camber Lawn Tennis Club134 m
Dulwich Riding School240 m
Southwark Sports Bowls Club274 m
Trevor Bailey Sports Centre277 m
Food hygiene (5-star)52% of 21

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

24

Investment score

Weak

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

Low gross yield (1.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score12/100
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

29.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,544m
Crossrail 2 route7,188m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,593 nationally

1,993

Est. population

14,940/km²

59%

Employed

49%

Degree educated

£47,700

Median income

5.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

26%
24%
23%
18%
Under 1826%
18–3424%
35–4923%
50–6418%
65+10%

Tenure

19%
22%
49%
Own outright10%
Own (mortgage)19%
Private rent22%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

34%
30%
White British34%
White Other12%
Asian7%
Black30%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household50%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent49%
Private rent22%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
11
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)
9
Largest scheme
107 homes · HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

FORMER OFF LICENCE & LAND REAR OF, 516, FORMER OFF LICENCE & LAND REAR OF, 516, LORDSHIP LANE, SE2266 homes
completed
517-533, 517-533, LORDSHIP LANE, SE2214 homes
completed
479, 479, LORDSHIP LANE, SE2214 homes
completed
178-180 Overhill Road London SE22 0PS, SE22 0PS14 homes
completed
LAND TO THE REAR OF, 517-533, LAND TO THE REAR OF, 517-533, LORDSHIP LANE, SE2212 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.9%
Ward turnout
46%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Ruth BannisterLabour and Co-operative Party
Sean HanniganLabour and Co-operative Party

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Key facts for SE21 7EX

Full postcodeSE21 7EX
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.443126
Longitude-0.071010
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