West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43866, -0.09665

SE21 8HD— West Dulwich, Lambeth

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

The family fortress

 

Schools 100%Safety 70/100Transport 52/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
57
Safety
70
Schools
95
Transport
52
Environment
62
Investment
75

The bottom line

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

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Location

SE21 8HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for SE21 8HD

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

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“The family fortress”

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How SE21 8HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Rosendale Primary School

Outstanding · Inspected Apr 2024 · 11 min walk

KS2: 106.8

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 6 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 876.0%

+19% vs borough

Crime by type

Other37%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime12%
Burglary6%
Robbery5%
Drug offences3%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.5km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area160.8 m²

EPC breakdown

D
7%
E
4%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 65%Terraced 10%Detached 3%Flat 23%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£402,000
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.2%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

+248.7%

per year

Acceleration

+248.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 31 sales

Property Type Mix

Total: 31 sales

Detached3.2%
Semi-detached64.5%
Terraced9.7%
Flat/maisonette22.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£265k£413k+55.8%1.6
Post-dot-com plateau2001–2003£773k£958k+23.9%1.7
Pre-crash peak2005–2007£665k£1.39m+108.3%3
GFC & correction2009–2011£895k£1.14m+27.5%1.7
Help-to-Buy recovery2013–2014£1.41m£388k-72.4%1
Brexit uncertainty2018–2018£390k£390k+0%1
Rate-rise correction2022–2022£1.36m£1.36m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
12.9%
District
12.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Dulwich - Croxted Road

Nearby stations

West Dulwich - Croxted RoadNational Rail
5 min walk
Crystal Palace Rail StationWindrush · Southern
35 min walk
Brixton Underground StationVictoria
37 min walk
Forest Hill Rail StationSouthern · Windrush
38 min walk
Sydenham Rail StationWindrush · Southern
40 min walk
No bus stops within 400m

24

Walkability score

146

Footpaths (500m)

0

Santander docks (800m)

1.2 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)

Total spaces (800m)18
Nearest car park507m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
B&Q
674m
🅿️
Waylett Place
691m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 28%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 9.7 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

11 min walk

1

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

152

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Rosendale (365 m)

Nearest supermarketLidl · 2.0 km
5 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

815m

Post office

Nearby shops

Tesco Express496 m
Dulwich Bakery531 m
La Gastronomia546 m
Majestic560 m

Nearby cafes

Florentine Bakery597 m
Sweet Portugal599 m
Thai Duck Deli599 m
Perks and White612 m

Nearby restaurants

Indigo212 m
Walter's Bar & Kitchen542 m
Papa John's602 m
Cake Box604 m

Nearby pubs

The Rosendale365 m
The Alleyn's Head606 m
Railway Tavern625 m
Knowles of Norwood627 m

Nearby gyms

Anytime Fitness654 m
More Yoga669 m
Dulwich Sports Ground990 m
Dulwich Sports Club1.1 km

Nearby pharmacies

Rosendale Pharmacy208 m
Adarshi Pharmacy606 m
Superdrug639 m
Elmcourt Pharmacy656 m

Nearby health

Dulwich Orthadontics538 m
Norwood Dental Clinic655 m
Arkh-View Dental Centre656 m
Haynes Dental660 m
Food hygiene (5-star)75% of 32

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

75

Investment score

Strong

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

25.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,290m
Crossrail 2 route5,841m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,826 nationally

2,566

Est. population

9,404/km²

69%

Employed

54%

Degree educated

£47,100

Median income

5.1%

Claimant rate

Inner cityHigh densityRenters

31

Community stability

Age profile

19%
31%
27%
16%
Under 1819%
18–3431%
35–4927%
50–6416%
65+7%

Tenure

23%
44%
17%
Own outright11%
Own (mortgage)23%
Private rent44%
Social rent17%
Shared ownership4%
Rent free0%

Ethnicity

39%
17%
21%
White British39%
White Other17%
Asian6%
Black21%
Mixed10%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household56%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent44%
Social rent17%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
65
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
8
Local approval rate
54%
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)
5
Largest scheme
15 homes · 56-62, 56-62, CROXTED ROAD, SE21
Pipeline pressure
NONE

Named schemes (500m)

Garages to the rear of Bullfinch Court, Garages to the rear of Bullfinch Court, Croxted Road, SE21 8RL14 homes
completed
GARAGES ADJACENT TO, 1, GARAGES ADJACENT TO, 1, MARTELL ROAD, SE2113 homes
completed
121, 121, Rosendale Road, SE21 8HE10 homes
completed
99, 99, Thurlow Park Road, SE21 8JL9 homes
completed
103, 103, Thurlow Park Road, SE21 8JL9 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 8HD

Full postcodeSE21 8HD
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.438662
Longitude-0.096651
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