West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44107, -0.10219

SE21 8JS— West Dulwich, Lambeth

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

Capital growth story in progress

 

Schools 75%Safety 74/100Transport 50/100Yield 3.93%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
74
Schools
95
Transport
50
Environment
57
Investment
60

The bottom line

SE21 8JS offers exceptional schools (100% Good/Outstanding) and low crime at £550,000 median — a strong choice for Families.

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Location

SE21 8JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+5.8% vs London avg
vs London income+7.4% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for SE21 8JS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How SE21 8JS 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 · 8 min walk

KS2: 106.8

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 4 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.8 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 971.4%

-17% vs borough

Crime by type

Other33%
Violence & sexual offences22%
Anti-social behaviour16%
Vehicle crime11%
Burglary9%
Robbery4%
Drug offences3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.7km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£550,000

Median sale price

Above London median by 6%

£550,000 is 6% above the London median (£520,000)

+143.8%

This year

Terraced

Dominant type

Price history

5-year change
+29.4%
Sales (24 months)5
New build0.0%
Avg terraced£698,750
Avg flat£490,000
Price per m²£7,343/m²
Price per ft²£682/ft²
Avg floor area77.4 m²

EPC breakdown

C
6%
D
25%
E
6%
G
1%

Based on 38 properties · Confidence: high

Street mix

Semi 22%Terraced 46%Detached 2%Flat 31%

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£15,000
First-time buyerFTB
£6,250
Additional propertyBTL/2nd
£31,500

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

12.2×

Price-to-income

£2,751/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£193,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+788%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-38.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 53 sales

Property Type Mix

Total: 53 sales

Detached1.9%
Semi-detached22.6%
Terraced43.4%
Flat/maisonette32.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£146k+124.6%2.5
Post-dot-com plateau2001–2004£125k£222k+77.8%4
Pre-crash peak2006–2007£289k£400k+38.4%2.5
GFC & correction2008–2012£332k£250k-24.7%1.2
Help-to-Buy recovery2013–2016£495k£865k+74.7%1.2
Brexit uncertainty2017–2018£593k£796k+34.3%1.5
Pandemic surge2020–2021£720k£425k-41%1
Current market2024–2025£584k£578k-1.1%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.3%
District
6.3%
Semi-detached+0% α
Local
14.6%
District
14.6%
Terraced+0% α
Local
6.5%
District
6.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Tulse Hill

Nearby stations

Tulse HillNational Rail
3 min walk
Brixton Underground StationVictoria
32 min walk
Denmark Hill Rail StationThameslink · Southeastern
39 min walk
Crystal Palace Rail StationWindrush · Southern
41 min walk
Clapham North Underground StationNorthern
41 min walk
No bus stops within 400m

36

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★36 min
Waterloo44 min ↑
Canary Wharf50 min ↑
City51 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)21
Nearest car park342m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
B&Q
658m
🅿️
Waylett Place
713m

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: 5.2 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 67%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 10.0 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): 3

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

6 min walk

1

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

27

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketBrixton Food & WIne · 1.7 km
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

347m

Post office

Nearby shops

Low Cost Food & Wine266 m
The Tinder Box Foord & Wine269 m
Tesco Express270 m
Castelo318 m

Nearby cafes

Perks and White240 m
Carlos's Bicafe253 m
Creative Aroma295 m
BUTTER UP Coffee319 m

Nearby restaurants

Xquisite252 m
SIAM Niyom267 m
Di Jerk Shack295 m
Mori299 m

Nearby pubs

Railway Tavern239 m
Queen Of The South Pub296 m
Tulse Hill Hotel309 m
Knowles of Norwood593 m

Nearby gyms

More Yoga275 m
Anytime Fitness429 m
Dulwich Sports Club945 m
West Norwood Health and Leisure Centre965 m

Nearby pharmacies

Deejay Chemist301 m
Elmcourt Pharmacy412 m
Adarshi Pharmacy599 m
Rosendale Pharmacy672 m

Nearby health

Haynes Dental215 m
Arkh-View Dental Centre273 m
Deerbrook Surgery419 m
Norwood Dental Clinic420 m
Food hygiene (5-star)60% of 88

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

60

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,382m
Crossrail 2 route5,375m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,139 nationally

2,247

Est. population

14,337/km²

69%

Employed

51%

Degree educated

£45,100

Median income

5.5%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

19%
32%
24%
18%
Under 1819%
18–3432%
35–4924%
50–6418%
65+7%

Tenure

21%
41%
29%
Own outright9%
Own (mortgage)21%
Private rent41%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

37%
17%
25%
White British37%
White Other17%
Asian5%
Black25%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine19%
No car household59%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent41%
Social rent29%

vs. London

Income vs London+7.4%
Price vs London+5.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
4
Local approval rate
50%
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)
44
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
NONE

Named schemes (500m)

Land On The Corner Of Avenue Park Road, Thurlow Park Road, Thurlow Park Road, SW9 9JF42 homes
completed
26, 26, ELMCOURT ROAD, SE27 9BZ14 homes
completed
15-19, 15-19, ELMCOURT ROAD, SE2714 homes
completed
353-355 Norwood Road, Development Control Pseudo Street, SE27 9BQ14 homes
completed
29, Elmcourt Road, SE27 9BX13 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 (£550,000)

£15,000

Standard buyer

£6,250

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 8JS

Full postcodeSE21 8JS
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.441072
Longitude-0.102192
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