West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43905, -0.09373

SE21 8HT— West Dulwich, Lambeth

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

The family fortress

 

Schools 100%Safety 74/100Transport 49/100~1% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
74
Schools
90
Transport
49
Environment
67
Investment
29

The bottom line

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

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE21 8HT meets your needs.

Location

SE21 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SE21 8HT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE21 8HT with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE21 8HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Elm Wood School

Not yet inspected · Inspected Jan 2025 · 10 min walk

KS2: 104.8

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 9 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.8 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 927.3%

-14% vs borough

Crime by type

Other25%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime16%
Drug offences8%
Burglary6%
Theft4%
Robbery4%

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 · 1.7km

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£15,838/m²
Price per ft²£1,471/ft²
Avg floor area126.6 m²

EPC breakdown

D
18%
E
4%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 58%Terraced 16%Detached 7%Flat 19%

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£316,500
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 CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.4%

Total change

+380%

Market Activity

Price Velocity & Acceleration

Current Velocity

-72.3%

per year

Acceleration

-140.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 31 sales

Property Type Mix

Total: 31 sales

Detached6.5%
Semi-detached58.1%
Terraced16.1%
Flat/maisonette19.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£160k£525k+228.1%1.6
Post-dot-com plateau2002–2004£713k£385k-45.9%1.5
Pre-crash peak2006–2007£850k£745k-12.4%1.5
GFC & correction2009–2011£985k£743k-24.6%1.3
Help-to-Buy recovery2013–2016£1.42m£1.38m-2.5%1
Brexit uncertainty2017–2019£1.01m£1.76m+73.6%1.5
Pandemic surge2020–2021£2.48m£665k-73.1%1
Rate-rise correction2023–2023£1.65m£1.65m+0%1
Current market2024–2025£2.77m£768k-72.3%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.1%
District
8.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing15
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

24

Walkability score

148

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park376m
Santander docks (800m)0
Nearest cycle dock1.2 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
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 AONB54% green spaceTree canopy: 52%
More green space than 97% 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

13 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketLidl · 2.1 km
15 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

984m

Post office

Nearby shops

Majestic380 m
Tesco Express381 m
Dulwich Bakery411 m
La Gastronomia417 m

Nearby cafes

Volcano Coffee Works Café660 m
Sweet Portugal801 m
UTEA834 m
Brazil Café838 m

Nearby restaurants

Indigo221 m
Walter's Bar & Kitchen415 m
Belair House558 m
Papa John's802 m

Nearby pubs

The Rosendale368 m
The Alleyn's Head443 m
The Bricklayers Arms858 m

Nearby gyms

Dulwich Sports Ground880 m
Dulwich Sports Club1.0 km
The Edward Alleyn Club1.1 km

Nearby pharmacies

Rosendale Pharmacy217 m
Adarshi Pharmacy804 m
Superdrug829 m

Nearby health

Dulwich Orthadontics413 m
Food hygiene (5-star)70% 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

29

Investment score

Weak

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

Low gross yield (1.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
1.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,090m
Crossrail 2 route6,000m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,045 nationally

1,643

Est. population

13,220/km²

65%

Employed

59%

Degree educated

£45,100

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

45

Community stability

Age profile

23%
21%
23%
18%
15%
Under 1823%
18–3421%
35–4923%
50–6418%
65+15%

Tenure

21%
27%
22%
30%
Own outright21%
Own (mortgage)27%
Private rent22%
Social rent30%
Shared ownership0%
Rent free0%

Ethnicity

47%
20%
White British47%
White Other13%
Asian8%
Black20%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household43%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent30%
Private rent22%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
35
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
10
Local approval rate
64%
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)
0
Largest scheme
15 homes · 56-62, 56-62, CROXTED ROAD, SE21
Pipeline pressure
NONE

Named schemes (500m)

56-62, 56-62, CROXTED ROAD, SE2115 homes
completed
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
JNCT. THURLOW PK RD & CROXTED RD DULWICH, 32-34, JNCT. THURLOW PK RD & CROXTED RD DULWICH, 32-34, CROXTED ROAD, 132-132A THURLOW PARK ROAD, SE2112 homes
completed
121, 121, Rosendale Road, SE21 8HE10 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

Live in SE21 8HT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE21 8HT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lambeth with nearby boroughs:

Lambeth vs SouthwarkLambeth vs WandsworthLambeth vs HackneyLambeth vs Islington

Similar postcodes

Frequently asked questions

📍 Track SE21 8HT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE21 8HT

Full postcodeSE21 8HT
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.439046
Longitude-0.093729
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