Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.42966, -0.09042

SE21 8DA— Gipsy Hill, Lambeth

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

The family fortress

 

Schools 100%Safety 73/100Transport 33/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families

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

Liveability
58
Safety
73
Schools
100
Transport
33
Environment
57
Investment
35

The bottom line

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

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SE21 8DA

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 8DA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE21 8DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kingswood Primary School

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 105.0

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 6 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 10 min walk

4 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.1km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£9,879/m²
Price per ft²£918/ft²
Avg floor area89 m²

EPC breakdown

B
2%
C
14%
D
12%
E
3%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 7%Terraced 91%Flat 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£222,500
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

1997–2025 · CAGR

+9.3%

Total change

+1091%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.7%

per year

Acceleration

+4.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached7.1%
Terraced90.5%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£94k£149k+58.5%1.5
Post-dot-com plateau2002–2004£161k£233k+44.4%1.5
Pre-crash peak2005–2007£235k£285k+21.3%2.3
GFC & correction2008–2012£372k£395k+6.3%1.5
Help-to-Buy recovery2013–2016£443k£568k+28.2%2.2
Brexit uncertainty2018–2018£736k£736k+0%3
Pandemic surge2020–2021£982k£640k-34.8%2
Rate-rise correction2023–2023£600k£600k+0%2
Current market2024–2025£808k£1.12m+38.7%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing3
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Gipsy Hill

Nearby stations

Gipsy HillNational Rail
9 min walk
Crystal Palace Rail StationSouthern · Windrush
22 min walk
Penge West Rail StationWindrush · Southern
31 min walk
Sydenham Rail StationWindrush · Southern
32 min walk
Anerley Rail StationSouthern · Windrush
32 min walk
No bus stops within 400m

30

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria49 min ↑
Waterloo54 min ↑
Canary Wharf58 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

3

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park318m
Santander docks (800m)0
Nearest cycle dock1.9 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: 6.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 52%
More green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 8.6 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

22 min walk

0

GPs within 1km

6

Dentists within 1km

Nearest hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.4 km
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

724m

Post office

Nearby shops

Manani News238 m
HM Newsmarket711 m
Dulwich Bakery713 m
La Gastronomia725 m

Nearby cafes

Cafe Luna317 m
Paper Stories350 m
Gypsy Rose Cafe354 m
Volcano Coffee Works Café480 m

Nearby restaurants

Golden Bowl299 m
Favourable Chicken320 m
Gipsy Plaice Fish Bar324 m
Passage To India351 m

Nearby pubs

Gipsy Hill Brewery and Taproom163 m
The Bricklayers Arms227 m
The Two Towers302 m
The Paxton333 m

Nearby pharmacies

Day Lewis Pharmacy342 m
Rosendale Pharmacy893 m

Nearby health

Dulwich Orthadontics719 m
Food hygiene (5-star)58% of 38

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

35

Investment score

Weak

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

Low gross yield (2.4%) 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
2.4% (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 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

53.5

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,792m
Crossrail 2 route6,692m

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)
24
Planning apps (3 years)
15
Local approval rate
88%
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
L.B. Lambeth Depot, 1, L.B. Lambeth Depot, 1, Vale Street, SE27 9PA60 homes
completed
6-12, 6-12, PAXTON PLACE, SE27 9SS11 homes
completed
171, 171, Gipsy Road, SE27 9QT9 homes
completed
235, 235, Gipsy Road, SE27 9QY9 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 8DA

Full postcodeSE21 8DA
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.429658
Longitude-0.090423
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