Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.43905, -0.08862

SE21 8AA— Dulwich Wood, Southwark

Location and area intelligence for SE21 8AA, Dulwich Wood, Southwark

The family fortress

 

Schools 100%Safety 70/100Transport 47/100

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
70
Schools
100
Transport
47
Environment
68
Investment
51

The bottom line

SE21 8AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE21 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for SE21 8AA

🛡️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 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Elm Wood School

Not yet inspected · Inspected Jan 2025 · 10 min walk

KS2: 104.8

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 10 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.5 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 935.7%

-11% vs borough

Crime by type

Other29%
Violence & sexual offences21%
Vehicle crime19%
Burglary10%
Robbery10%
Anti-social behaviour6%
Drug offences2%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.9km

Crime is +50% above London average

Property

Prices, sales volume and market trends

Avg floor area154.9 m²

EPC breakdown

B
9%
C
1%
D
2%
E
2%
F
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 12%Detached 82%Flat 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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£387,250
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.15 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,100
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+1.7%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

-62.4%

per year

Acceleration

-34.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 17 sales

Property Type Mix

Total: 17 sales

Detached82.4%
Semi-detached11.8%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£400k£465k+16.2%2
Post-dot-com plateau2002–2003£787k£837k+6.4%2
GFC & correction2011–2012£1.89m£1.28m-32.2%1
Help-to-Buy recovery2014–2015£1.96m£4.00m+104.1%1
Brexit uncertainty2017–2019£1.61m£1.95m+21.5%1
Pandemic surge2020–2021£2.40m£1.73m-28%1
Rate-rise correction2023–2023£650k£650k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
9.7%
District
9.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
West Dulwich

Nearby stations

West DulwichNational Rail
3 min walk
Forest Hill Rail StationSouthern · Windrush
31 min walk
Crystal Palace Rail StationWindrush · Southern
32 min walk
Sydenham Rail StationWindrush · Southern
34 min walk
Penge West Rail StationWindrush · Southern
38 min walk
No bus stops within 400m

19

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★33 min
Waterloo45 min ↑
Canary Wharf55 min ↑
City48 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)

Nearest car park257m
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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Croham Hurst SSSI — 9.7 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

18 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

32

Sports (1km)

4

Convenience

Nearest supermarketM&S Food · 2.6 km
23 tennis courts6 swimming pools2 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)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Majestic161 m
La Gastronomia333 m
Tesco Express351 m
Dulwich Bakery351 m

Nearby cafes

Volcano Coffee Works Café775 m
Flotsam & Jetsam799 m
GAIL's1.1 km
Romeo Jones1.2 km

Nearby restaurants

Walter's Bar & Kitchen338 m
Belair House475 m
Indigo475 m
The Real Greek1.1 km

Nearby pubs

The Alleyn's Head249 m
The Rosendale534 m
The Bricklayers Arms886 m
Gipsy Hill Brewery and Taproom1.2 km

Nearby gyms

Dulwich College Sports Club500 m
Dulwich Sports Ground863 m

Nearby pharmacies

Rosendale Pharmacy474 m

Nearby health

Dulwich Orthadontics342 m
Food hygiene (5-star)70% of 27

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

51

Investment score

Moderate

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

Avg monthly rent
£1,820London avg: £1,950/mo
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

36.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,736m
Crossrail 2 route6,314m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,800 nationally

1,488

Est. population

1,814/km²

55%

Employed

62%

Degree educated

£43,300

Median income

2.3%

Claimant rate

SuburbanLow densityOwner occupiers / families

51

Community stability

Age profile

30%
15%
20%
19%
17%
Under 1830%
18–3414%
35–4920%
50–6419%
65+17%

Tenure

37%
28%
20%
15%
Own outright37%
Own (mortgage)28%
Private rent20%
Social rent15%
Rent free0%

Ethnicity

52%
16%
White British52%
White Other13%
Asian16%
Black9%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine7%
No car household28%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent20%
Social rent15%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
12
Local approval rate
67%
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)
0
Largest scheme
15 homes · 56-62, 56-62, CROXTED ROAD, SE21
Pipeline pressure
NONE

Named schemes (500m)

Garages to the rear of Bullfinch Court, Garages to the rear of Bullfinch Court, Croxted Road, SE21 8RL14 homes
completed
JNCT. THURLOW PK RD & CROXTED RD DULWICH, 32-34, JNCT. THURLOW PK RD & CROXTED RD DULWICH, 32-34, CROXTED ROAD, 132-132A THURLOW PARK ROAD, SE2112 homes
completed
13-19, 13-19, Croxted Road, SE21 8SZ9 homes
completed
13-19, 13-19, Croxted Road, SE21 8SZ9 homes
completed
83, 83, Alleyn park, SE21 8AA2 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
18,789
Constituency
Dulwich and West Norwood

Councillors

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

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Key facts for SE21 8AA

Full postcodeSE21 8AA
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.439053
Longitude-0.088621
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