West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43284, -0.08989

SE21 8BA— West Dulwich, Lambeth

Location and area intelligence for SE21 8BA, West Dulwich, Lambeth

Strong, well-rated schools nearby

 

Schools 100%Safety 73/100Transport 38/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
60
Safety
73
Schools
100
Transport
38
Environment
56
Investment
27

The bottom line

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

Less suited to Car-free commuters.

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Location

SE21 8BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for SE21 8BA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE21 8BA 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 · 2 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.5 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 1222.2%

-5% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Anti-social behaviour16%
Vehicle crime12%
Burglary7%
Theft6%
Robbery5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.3km

Crime is +18% 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£10,676/m²
Price per ft²£992/ft²
Avg floor area151.5 m²

EPC breakdown

C
1%
D
10%
E
4%

Based on 15 properties · Confidence: medium

Street mix

Semi 70%Terraced 17%Flat 13%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/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£378,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.3%

Total change

+907%

Market Activity

Price Velocity & Acceleration

Current Velocity

+149.0%

per year

Acceleration

+202.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached70.2%
Terraced17%
Flat/maisonette12.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£149k£330k+121.5%1.5
Post-dot-com plateau2001–2004£320k£460k+43.7%2.5
Pre-crash peak2005–2007£420k£675k+60.7%3.3
GFC & correction2011–2012£774k£880k+13.7%1.5
Help-to-Buy recovery2013–2016£380k£1.15m+202.4%1.8
Brexit uncertainty2017–2019£1.39m£1.33m-3.9%2
Pandemic surge2021–2021£1.30m£1.30m+0%1
Rate-rise correction2022–2023£1.29m£603k-53.3%1
Current market2024–2024£1.50m£1.50m+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
9.6%
District
9.6%
Terraced+0% α
Local
31.9%
District
31.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position10

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
11 min walk
Crystal Palace Rail StationSouthern · Windrush
25 min walk
Sydenham Rail StationWindrush · Southern
32 min walk
Penge West Rail StationWindrush · Southern
33 min walk
Forest Hill Rail StationSouthern · Windrush
33 min walk
No bus stops within 400m

26

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

1.8 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 park389m
Santander docks (800m)0
Nearest cycle dock1.8 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: 6.2 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.0 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 · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketLidl · 1.7 km
10 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

2

Cinemas (2km)

741m

Post office

Nearby shops

Manani News147 m
Dulwich Bakery360 m
La Gastronomia370 m
Tesco Express376 m

Nearby cafes

Volcano Coffee Works Café322 m
Cafe Luna606 m
Gypsy Rose Cafe634 m
Paper Stories639 m

Nearby restaurants

Walter's Bar & Kitchen367 m
Indigo589 m
Gipsy Plaice Fish Bar602 m
Favourable Chicken604 m

Nearby pubs

The Bricklayers Arms224 m
The Rosendale442 m
The Alleyn's Head454 m
Gipsy Hill Brewery and Taproom484 m

Nearby pharmacies

Rosendale Pharmacy592 m
Day Lewis Pharmacy604 m

Nearby health

Dulwich Orthadontics364 m
Food hygiene (5-star)61% of 46

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)
288

High street

A

High street health

Investment

Investment grade, yield and market outlook

27

Investment score

Weak

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

Low gross yield (1.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

50.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,778m
Crossrail 2 route6,559m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,979 nationally

1,555

Est. population

10,525/km²

67%

Employed

59%

Degree educated

£41,000

Median income

4.8%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

26%
22%
26%
17%
Under 1826%
18–3422%
35–4926%
50–6417%
65+10%

Tenure

17%
37%
31%
16%
Own outright17%
Own (mortgage)37%
Private rent31%
Social rent16%

Ethnicity

49%
14%
16%
White British50%
White Other14%
Asian7%
Black16%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household42%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent31%
Social rent16%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
39
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
16
Local approval rate
96%
Borough approval rate
65%
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
55, 55, Rosendale Road, SE21 8DY3 homes
completed
15, 15, Rosendale Road, SE21 8DS3 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
19.7%
Ward turnout
96%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Tom PalmerGreen
Judith CavanaghLabour and Co-operative Party

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Key facts for SE21 8BA

Full postcodeSE21 8BA
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.432841
Longitude-0.089887
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