Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.43193, -0.08957

SE21 8BE— Gipsy Hill, Lambeth

Location and area intelligence for SE21 8BE, Gipsy Hill, Lambeth

 

Schools 100%Safety 73/100Transport 36/100~8% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
59
Safety
73
Schools
100
Transport
36
Environment
54
Investment
56

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how SE21 8BE scores on each.

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Location

SE21 8BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE21 8BE

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

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Postcode Personality

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How SE21 8BE 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 8 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

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£4,637/m²
Price per ft²£431/ft²
Avg floor area56.8 m²

EPC breakdown

C
7%
D
6%

Based on 13 properties · Confidence: medium

Street mix

Flat 100%

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£142,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2024 · CAGR

+5.8%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.7%

per year

Acceleration

-45.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£61k£113k+85.2%1.8
Post-dot-com plateau2001–2004£105k£150k+42.9%1
Pre-crash peak2005–2005£161k£161k+0%1
GFC & correction2010–2010£245k£245k+0%1
Help-to-Buy recovery2013–2015£236k£296k+25.4%2
Pandemic surge2020–2021£386k£467k+21.1%1.5
Rate-rise correction2023–2023£480k£480k+0%1
Current market2024–2024£275k£275k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.4%
District
8.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
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
12 min walk
Crystal Palace Rail StationSouthern · Windrush
24 min walk
Sydenham Rail StationWindrush · Southern
31 min walk
Penge West Rail StationWindrush · Southern
32 min walk
Forest Hill Rail StationSouthern · Windrush
33 min walk
No bus stops within 400m

26

Walkability score

128

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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park467m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 8.9 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

21 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.6 km
6 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

686m

Post office

Nearby shops

Manani News108 m
Dulwich Bakery463 m
La Gastronomia472 m
Tesco Express480 m

Nearby cafes

Volcano Coffee Works Café368 m
Cafe Luna503 m
Gypsy Rose Cafe531 m
Paper Stories535 m

Nearby restaurants

Walter's Bar & Kitchen470 m
Gipsy Plaice Fish Bar499 m
Favourable Chicken501 m
Pomadoro528 m

Nearby pubs

The Bricklayers Arms188 m
Gipsy Hill Brewery and Taproom381 m
The Paxton489 m
The Rosendale535 m

Nearby pharmacies

Day Lewis Pharmacy503 m
Rosendale Pharmacy690 m

Nearby health

Dulwich Orthadontics467 m
Food hygiene (5-star)60% of 42

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

56

Investment score

Good

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
7.8% (high)London avg: 3.8%Strong yield — top 6% 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

58

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,749m
Crossrail 2 route6,626m

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)
26
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
15
Local approval rate
100%
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)

St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD89 homes
completed
171, 171, Gipsy Road, SE27 9QT9 homes
completed
Clevedon Court.,118, Clevedon Court.,118, Clive Road, SE21 8BT7 homes
completed
16-18, 16-18, Paxton Place, SE27 9SS4 homes
completed
23, 23, Rosendale Road, SE21 8DS3 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
26.0%
Ward turnout
82%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Pete ElliottGreen
Chloe HawrylukGreen

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Key facts for SE21 8BE

Full postcodeSE21 8BE
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.431928
Longitude-0.089565
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