West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44462, -0.09767

SE21 8LP— West Dulwich, Lambeth

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

The family fortress

 

Schools 100%Safety 69/100Transport 49/100

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
64
Safety
69
Schools
95
Transport
49
Environment
64
Investment
59

The bottom line

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

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Location

SE21 8LP

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+56.0% vs London avg

Deep-dive guides for SE21 8LP

🛡️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 8LP 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 · 2 min walk

KS2: 106.8

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 10 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.2 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 3760.0%

+26% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime12%
Burglary11%
Theft6%
Drug offences3%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.1km

Crime is +56% above London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band EAnnual charge £2,259
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2005 · CAGR

+5.9%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.6%

per year

Acceleration

+12.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached75%
Terraced25%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£363k£372k+2.6%1.5
Pre-crash peak2005–2005£430k£430k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6 min walk
Brixton Underground StationVictoria
29 min walk
Denmark Hill Rail StationThameslink · Southeastern
34 min walk
Forest Hill Rail StationSouthern · Windrush
39 min walk
Clapham North Underground StationNorthern
40 min walk
No bus stops within 400m

28

Walkability score

115

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria ★30 min
Waterloo43 min ↑
Canary Wharf52 min ↑
City45 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)

Total spaces (800m)3
Nearest car park119m
Santander docks (800m)1
Nearest cycle dock0.8 km

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: 4.8 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Croham Hurst SSSI — 10.4 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

11 min walk

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

23

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bullfinch Brewery (483 m)

Nearest supermarketBrixton Food & WIne · 1.5 km
19 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

823m

Post office

Nearby shops

Dixit Food & Wine383 m
Jolly Good News Food & Wine391 m
Londis553 m
Low Cost Food & Wine723 m

Nearby cafes

Café Lulu444 m
Umana Yana676 m
Steve's Cafe724 m
Perks and White734 m

Nearby restaurants

Indian Fusion Kitchen456 m
Belair House591 m
Umana Yana678 m
No. 2 chinese takeaway685 m

Nearby pubs

Bullfinch Brewery483 m
Railway Tavern727 m
Tulse Hill Hotel730 m
Queen Of The South Pub782 m

Nearby gyms

Dulwich Sports Club450 m
Dulwich Sports Ground544 m
The Edward Alleyn Club563 m
More Yoga753 m

Nearby pharmacies

Deejay Chemist743 m
Rosendale Pharmacy849 m
Elmcourt Pharmacy917 m
Adarshi Pharmacy1.1 km

Nearby health

Brockwel Park Surgery534 m
Haynes Dental657 m
Arkh-View Dental Centre757 m
Deerbrook Surgery923 m
Food hygiene (5-star)66% of 41

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

E

High street health

Investment

Investment grade, yield and market outlook

59

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
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

43.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,883m
Crossrail 2 route5,469m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,978 nationally

1,908

Est. population

7,640/km²

67%

Employed

70%

Degree educated

£45,100

Median income

2.7%

Claimant rate

Inner cityHigh densityYoung professionals

51

Community stability

Age profile

25%
18%
25%
17%
16%
Under 1825%
18–3418%
35–4925%
50–6417%
65+16%

Tenure

32%
33%
22%
Own outright32%
Own (mortgage)33%
Private rent22%
Social rent13%
Shared ownership1%

Ethnicity

61%
15%
White British61%
White Other15%
Asian6%
Black11%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household36%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent22%
Social rent12%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
11
Local approval rate
59%
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)
1
Largest scheme
33 homes · Dohm House, 89-91, Dohm House, 89-91, Norwood Road, SE24 9AW
Pipeline pressure
NONE

Named schemes (500m)

250, 250, ROSENDALE ROAD, SE24 9DL15 homes
completed
Peabody Estate, Peabody Estate, Rosendale Road, SE24 9EB12 homes
completed
262, 262, Rosendale Road, London, SE24 9DL5 homes
completed
266, 266, Rosendale Road, SE24 9DL5 homes
completed
124 Croxted Road London SE21 8NR, SE21 8NR5 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 8LP

Full postcodeSE21 8LP
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.444623
Longitude-0.097670
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