West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43741, -0.09427

SE21 8LF— West Dulwich, Lambeth

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

The family fortress

 

Schools 100%Safety 74/100Transport 47/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
74
Schools
90
Transport
47
Environment
59
Investment
29

The bottom line

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

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Location

SE21 8LF

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 8LF

🛡️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🔒 Very Safe

“The family fortress”

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How SE21 8LF 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 · 8 min walk

KS2: 104.8

★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 15 min walk

1 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.5km

Crime is +6% above 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£13,660/m²
Price per ft²£1,269/ft²
Avg floor area121 m²

EPC breakdown

C
3%
D
3%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 75%Terraced 25%

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£302,500
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)
Roof(another dwelling above)
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

1998–2025 · CAGR

+7.2%

Total change

+555%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.0%

per year

Acceleration

+45.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached75%
Terraced25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£281k£364k+29.5%3.5
Pre-crash peak2006–2006£800k£800k+0%1
GFC & correction2012–2012£1.01m£1.01m+0%2
Brexit uncertainty2019–2019£1.15m£1.15m+0%1
Current market2025–2025£1.84m£1.84m+0%1

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 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
5 min walk
Crystal Palace Rail StationWindrush · Southern
33 min walk
Forest Hill Rail StationSouthern · Windrush
36 min walk
Sydenham Rail StationWindrush · Southern
38 min walk
Brixton Underground StationVictoria
39 min walk
No bus stops within 400m

24

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

1.3 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 park296m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Waylett Place
764m
🅿️
B&Q
766m

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: 5.7 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Croham Hurst SSSI — 9.5 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

14 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.9 km
5 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

838m

Post office

Nearby shops

Tesco Express282 m
Dulwich Bakery318 m
La Gastronomia334 m
Majestic383 m

Nearby cafes

Volcano Coffee Works Café476 m
Sweet Portugal712 m
Florentine Bakery715 m
UTEA715 m

Nearby restaurants

Indigo43 m
Walter's Bar & Kitchen330 m
KFC704 m
Cake Box706 m

Nearby pubs

The Rosendale184 m
The Alleyn's Head411 m
The Bricklayers Arms685 m
Knowles of Norwood733 m

Nearby gyms

Dulwich Sports Ground1.1 km
Dulwich Sports Club1.2 km

Nearby pharmacies

Rosendale Pharmacy41 m
Adarshi Pharmacy705 m
Superdrug712 m

Nearby health

Dulwich Orthadontics325 m
Dental Surgery886 m
Food hygiene (5-star)70% of 33

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 (1.2%) 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
1.2% (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

35.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,116m
Crossrail 2 route6,052m

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
No
Article 4 area
No
Listed buildings (800m)
67
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
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)
5
Largest scheme
60 homes · L.B. Lambeth Depot, 1, L.B. Lambeth Depot, 1, Vale Street, SE27 9PA
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
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
13-19, 13-19, Croxted Road, SE21 8SZ9 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 8LF

Full postcodeSE21 8LF
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.437409
Longitude-0.094272
Parliamentary constituencyDulwich and West Norwood
CountryEngland
RegionGreater London

Trusted official data sources

Office for
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LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
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