West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43341, -0.09408

SE21 8ED— West Dulwich, Lambeth

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 36/100Yield 5.00%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
55
Safety
79
Schools
100
Transport
36
Environment
51
Investment
56

The bottom line

SE21 8ED offers exceptional schools (100% Good/Outstanding) and low crime at £432,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE21 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-16.9% vs London avg
vs London income+12.1% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for SE21 8ED

🛡️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 8ED 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 · 3 min walk

KS2: 104.8

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 8 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.3 incidents per 1,000 residents

Better than 74% of London
↑ Rising 783.3%

from a low base — still below London average

-55% vs borough

Crime by type

Other36%
Vehicle crime26%
Violence & sexual offences21%
Anti-social behaviour9%
Burglary4%
Drug offences2%
Theft2%
Robbery0%

Road safety

99

Road safety score

1

Accidents (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 · 1.1km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

£432,000

Median sale price

17% below London median

£432,000 is 17% below the London median (£520,000)

-15.1%

This year

Flat

Dominant type

Price history

5-year change
-5.2%
Sales (24 months)8
New build0.0%
Avg terraced£455,000
Avg flat£425,000
Price per m²£6,677/m²
Price per ft²£620/ft²
Avg floor area63.9 m²

EPC breakdown

B
1%
C
20%
D
34%
E
8%
F
3%

Based on 66 properties · Confidence: high

Street mix

Semi 4%Terraced 7%Flat 89%

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

Stamp duty

Standard buyer£9,100
First-time buyerFTB
£350
Additional propertyBTL/2nd
£22,060

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

9.2×

Price-to-income

£2,161/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£159,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.8%

per year

Acceleration

-10.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £50k–£75k · 115 sales

Property Type Mix

Total: 115 sales

Semi-detached4.3%
Terraced7%
Flat/maisonette88.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£107k+98.6%3.7
Post-dot-com plateau2001–2004£130k£172k+31.9%5.2
Pre-crash peak2005–2007£193k£250k+29.5%4
GFC & correction2008–2012£250k£274k+9.4%3.4
Help-to-Buy recovery2013–2016£300k£388k+29.4%4.2
Brexit uncertainty2017–2019£520k£517k-0.7%2.3
Pandemic surge2020–2021£450k£456k+1.3%4
Rate-rise correction2022–2022£492k£492k+0%2
Current market2024–2026£445k£373k-16.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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 - Croxted Road

Nearby stations

West Dulwich - Croxted RoadNational Rail
11 min walk
Crystal Palace Rail StationSouthern · Windrush
28 min walk
Sydenham Rail StationWindrush · Southern
36 min walk
Penge West Rail StationWindrush · Southern
36 min walk
Forest Hill Rail StationSouthern · Windrush
36 min walk
No bus stops within 400m

19

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★37 min
Waterloo50 min ↑
Canary Wharf57 min ↑
City52 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park414m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Waylett Place
738m
🅿️
B&Q
777m

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 AONB2% green spaceTree canopy: 13%
Less green space than 89% 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

17 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 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

88

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.5 km
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

1

Cinemas (2km)

691m

Post office

Nearby shops

Manani News277 m
Tesco Express386 m
Dulwich Bakery398 m
La Gastronomia422 m

Nearby cafes

Volcano Coffee Works Café42 m
The Book and Record Bar633 m
Ela's Café637 m
Portucale681 m

Nearby restaurants

Walter's Bar & Kitchen416 m
Indigo420 m
Cafe Cappadocia612 m
New Golden Wok639 m

Nearby pubs

The Rosendale261 m
The Bricklayers Arms262 m
The Alleyn's Head545 m
The Hope615 m

Nearby pharmacies

Rosendale Pharmacy425 m
Superdrug698 m
Adarshi Pharmacy745 m
Day Lewis Pharmacy815 m

Nearby health

Dulwich Orthadontics409 m
Dental Surgery685 m
Food hygiene (5-star)67% of 30

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months6

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

50/100

Velocity score

Future outlook

48.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,073m
Crossrail 2 route6,272m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,618 nationally

1,462

Est. population

16,602/km²

74%

Employed

69%

Degree educated

£47,100

Median income

3.9%

Claimant rate

SuburbanVery high densityEstablished mixed

42

Community stability

Age profile

25%
23%
28%
15%
Under 1825%
18–3423%
35–4928%
50–6415%
65+9%

Tenure

18%
38%
35%
Own outright18%
Own (mortgage)38%
Private rent35%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

54%
17%
White British54%
White Other17%
Asian3%
Black13%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household36%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent35%
Social rent9%

vs. London

Income vs London+12.1%
Price vs London-16.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
70
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
67%
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)
7
Largest scheme
89 homes · St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD
Pipeline pressure
NONE

Named schemes (500m)

L.B. Lambeth Depot, 1, L.B. Lambeth Depot, 1, Vale Street, SE27 9PA60 homes
completed
GARAGES ADJACENT TO, 1, GARAGES ADJACENT TO, 1, MARTELL ROAD, SE2113 homes
completed
13-19, 13-19, Croxted Road, SE21 8SZ9 homes
completed
13-19, 13-19, Croxted Road, SE21 8SZ9 homes
completed
Former church building, 18, Former church building, 18, St Cloud Road, SE27 9PW8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£432,000)

£9,100

Standard buyer

£350

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE21 8ED

Full postcodeSE21 8ED
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.433413
Longitude-0.094078
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