Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.43421, -0.08862

SE21 8AL— Dulwich Wood, Southwark

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

The family fortress

 

Schools 100%Safety 70/100Transport 40/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
62
Safety
70
Schools
100
Transport
40
Environment
59
Investment
26

The bottom line

SE21 8AL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE21 8AL

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 8AL

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE21 8AL 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 · 4 min walk

KS2: 104.8

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 4 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 9 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.5km

Crime is +50% 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£6,335/m²
Price per ft²£589/ft²
Avg floor area311.8 m²

EPC breakdown

D
7%
E
4%
F
5%

Based on 16 properties · Confidence: medium

Street mix

Semi 3%Terraced 9%Detached 83%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£779,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,100
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+391%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.5%

per year

Acceleration

+180.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 35 sales

Property Type Mix

Total: 35 sales

Detached82.9%
Semi-detached2.9%
Terraced8.6%
Flat/maisonette5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£400k£860k+115%1.6
Post-dot-com plateau2001–2004£1.50m£1.85m+23.3%2
Pre-crash peak2005–2006£1.82m£880k-51.8%2
GFC & correction2009–2011£2.20m£2.83m+28.4%1
Help-to-Buy recovery2013–2016£2.35m£1.98m-15.9%2
Brexit uncertainty2017–2019£3.25m£3.58m+10.3%1
Rate-rise correction2022–2023£5.60m£5.00m-10.7%1
Current market2024–2025£980k£1.97m+100.5%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
10.7%
District
10.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
9 min walk
Crystal Palace Rail StationSouthern · Windrush
26 min walk
Sydenham Rail StationWindrush · Southern
31 min walk
Forest Hill Rail StationSouthern · Windrush
32 min walk
Penge West Rail StationWindrush · Southern
33 min walk
No bus stops within 400m

24

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

1

EV chargers (800m)

Nearest car park266m
Santander docks (800m)0
Nearest cycle dock1.7 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: 6.1 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 10%
More green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 9.1 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): 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

20 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

17

Sports (1km)

5

Convenience

Nearest supermarketLidl · 1.8 km
13 tennis courts3 swimming pools

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)

2

Cinemas (2km)

740m

Post office

Nearby shops

La Gastronomia235 m
Dulwich Bakery236 m
Tesco Express264 m
Manani News322 m

Nearby cafes

Volcano Coffee Works Café425 m
Cafe Luna735 m
Gypsy Rose Cafe757 m
Paper Stories765 m

Nearby restaurants

Walter's Bar & Kitchen235 m
Indigo539 m
New May Flower699 m
Gipsy Plaice Fish Bar727 m

Nearby pubs

The Alleyn's Head291 m
The Bricklayers Arms396 m
The Rosendale425 m
Gipsy Hill Brewery and Taproom632 m

Nearby gyms

Dulwich College Sports Club885 m

Nearby pharmacies

Rosendale Pharmacy542 m
Day Lewis Pharmacy723 m

Nearby health

Dulwich Orthadontics235 m
Food hygiene (5-star)61% of 41

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

26

Investment score

Weak

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

Low gross yield (1.1%) 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
1.1% (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

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,700m
Crossrail 2 route6,566m

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
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
17
Local approval rate
91%
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)
12
Largest scheme
89 homes · St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD
Pipeline pressure
NONE

Named schemes (500m)

13-19, 13-19, Croxted Road, SE21 8SZ9 homes
completed
13-19, 13-19, Croxted Road, SE21 8SZ9 homes
completed
Clevedon Court.,118, Clevedon Court.,118, Clive Road, SE21 8BT7 homes
completed
75, 75, Clive Road, SE21 8DB2 homes
completed
The Vine, 58 - 60, The Vine, 58 - 60, Rosendale Road, SE21 8DP2 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 8AL

Full postcodeSE21 8AL
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.434206
Longitude-0.088622
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