West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44400, -0.10296

SE21 8LD— West Dulwich, Lambeth

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

The family fortress

 

Schools 83%Safety 88/100Transport 46/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
60
Safety
88
Schools
95
Transport
46
Environment
45
Investment
56

The bottom line

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

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Location

SE21 8LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime-74.0% vs London avg

Deep-dive guides for SE21 8LD

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE21 8LD 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 · 5 min walk

KS2: 106.8

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 8 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

16.9 incidents per 1,000 residents

Better than 89% of London
→ Stable

-79% vs borough

Crime by type

Violence & sexual offences36%
Vehicle crime25%
Other18%
Anti-social behaviour14%
Drug offences4%
Theft4%
Robbery0%
Burglary0%

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 · 2.0km

Crime is 74% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,248/m²
Price per ft²£488/ft²
Avg floor area70.1 m²

EPC breakdown

C
32%
D
4%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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£175,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2026 · CAGR

+4.2%

Total change

+118%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

+23.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£170k£170k+0%7
Help-to-Buy recovery2016–2016£300k£300k+0%2
Brexit uncertainty2019–2019£295k£295k+0%1
Pandemic surge2021–2021£360k£360k+0%2
Current market2024–2026£325k£370k+13.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.5%
District
5.5%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Tulse HillNational Rail
6 min walk
Brixton Underground StationVictoria
28 min walk
Denmark Hill Rail StationThameslink · Southeastern
36 min walk
Clapham North Underground StationNorthern
38 min walk
Clapham Common Underground StationNorthern
39 min walk
No bus stops within 400m

38

Walkability score

144

Footpaths (500m)

1

Santander docks (800m)

0.6 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)21
Nearest car park286m
Santander docks (800m)1
Nearest cycle dock0.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 10%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 10.3 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): 2

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

7 min walk

1

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Tulse Hill Hotel (402 m)

Nearest supermarketBrixton Food & WIne · 1.4 km
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

442m

Post office

Nearby shops

Londis308 m
Low Cost Food & Wine422 m
KC Supermarket433 m
Dixit Food & Wine435 m

Nearby cafes

Creative Aroma443 m
Café Lulu462 m
Carlos's Bicafe468 m
Perks and White471 m

Nearby restaurants

SIAM Niyom428 m
Godfather430 m
Di Jerk Shack431 m
Saffron452 m

Nearby pubs

Tulse Hill Hotel402 m
Railway Tavern457 m
Bullfinch Brewery473 m
Queen Of The South Pub501 m

Nearby gyms

More Yoga465 m
Anytime Fitness695 m
Dulwich Sports Club725 m
The Edward Alleyn Club846 m

Nearby pharmacies

Deejay Chemist427 m
Elmcourt Pharmacy673 m
Adarshi Pharmacy913 m
Rosendale Pharmacy946 m

Nearby health

Haynes Dental358 m
Arkh-View Dental Centre477 m
Brockwel Park Surgery535 m
Deerbrook Surgery672 m
Food hygiene (5-star)58% of 69

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,129m
Crossrail 2 route5,176m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,928 nationally

1,658

Est. population

15,534/km²

57%

Employed

41%

Degree educated

£45,100

Median income

10.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

24%
22%
21%
20%
Under 1824%
18–3422%
35–4921%
50–6420%
65+13%

Tenure

76%
Own outright3%
Own (mortgage)8%
Private rent13%
Social rent77%
Rent free0%

Ethnicity

38%
31%
White British38%
White Other11%
Asian5%
Black31%
Mixed12%
Other3%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household50%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent76%
Private rent13%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
3
Local approval rate
46%
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)
25
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
Rear of 44-52, Rear of 44-52, Norwood Road, SE2439 homes
completed
44-52, 44-52, Norwood Road, SE24 9BH27 homes
completed
32 & 34, 32 & 34, NORWOOD ROAD, SE2412 homes
completed
134-138, 134-138, NORWOOD ROAD, SE24 9AY12 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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Compare Lambeth with nearby boroughs:

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Key facts for SE21 8LD

Full postcodeSE21 8LD
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.443998
Longitude-0.102963
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