West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44505, -0.09639

SE21 8LS— West Dulwich, Lambeth

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

The family fortress

 

Schools 100%Safety 69/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data

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
67
Investment
37

The bottom line

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

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Location

SE21 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for SE21 8LS

🛡️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 8LS 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 · 11 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

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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.2km

Crime is +56% above London average

Property

12 Jun

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£6,518/m²
Price per ft²£606/ft²
Avg floor area108.3 m²

EPC breakdown

C
1%
D
6%
E
5%
F
3%

Based on 15 properties · Confidence: medium

Street mix

Semi 8%Terraced 36%Flat 54%Other 2%

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£270,750
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 EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.9%

Total change

+434%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.5%

per year

Acceleration

-2.93

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached7.1%
Terraced37.5%
Flat/maisonette55.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£131k£250k+90.5%3.2
Post-dot-com plateau2001–2004£215k£341k+58.6%2.3
Pre-crash peak2005–2006£418k£289k-30.8%3.5
GFC & correction2008–2012£875k£725k-17.1%1.7
Help-to-Buy recovery2014–2016£759k£660k-13%1.7
Brexit uncertainty2019–2019£1.11m£1.11m+0%3
Pandemic surge2020–2021£700k£730k+4.3%3
Rate-rise correction2022–2023£624k£670k+7.4%1.5
Current market2024–2024£700k£700k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8.4%
District
8.4%
Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
6 min walk
Brixton Underground StationVictoria
29 min walk
Denmark Hill Rail StationThameslink · Southeastern
33 min walk
Forest Hill Rail StationSouthern · Windrush
38 min walk
Clapham North Underground StationNorthern
40 min walk
No bus stops within 400m

23

Walkability score

95

Footpaths (500m)

0

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)3
Nearest car park196m
Santander docks (800m)0
Nearest cycle dock0.8 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: 4.8 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 37%
More green space than 98% 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

12 min walk

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.9 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

180

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

26

Sports (1km)

0

Convenience

Nearest supermarketBrixton Food & WIne · 1.6 km
21 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

808m

Post office

Nearby shops

Dixit Food & Wine401 m
Jolly Good News Food & Wine409 m
Londis623 m
Low Cost Food & Wine823 m

Nearby cafes

Café Lulu463 m
Umana Yana663 m
Steve's Cafe709 m
Flotsam & Jetsam745 m

Nearby restaurants

Indian Fusion Kitchen476 m
Belair House521 m
Umana Yana665 m
No. 2 chinese takeaway672 m

Nearby pubs

Bullfinch Brewery506 m
Railway Tavern825 m
Tulse Hill Hotel831 m
Bird House Brewery876 m

Nearby gyms

Dulwich Sports Club377 m
Dulwich Sports Ground443 m
The Edward Alleyn Club483 m
Herne Hill Velodrome698 m

Nearby pharmacies

Deejay Chemist844 m
Rosendale Pharmacy880 m

Nearby health

Brockwel Park Surgery549 m
Haynes Dental758 m
Arkh-View Dental Centre856 m
Health Hub Medical Practice990 m
Food hygiene (5-star)67% of 39

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

37

Investment score

Weak

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

57.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,796m
Crossrail 2 route5,526m

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)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
13
Local approval rate
67%
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
124 Croxted Road London SE21 8NR, SE21 8NR5 homes
completed
142, 142, CROXTED ROAD, SE21 8NR4 homes
completed
206, 206, CROXTED ROAD, SE24 9DG2 homes
completed
258, 258, Rosendale Road, SE24 9DL2 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 8LS

Full postcodeSE21 8LS
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.445051
Longitude-0.096386
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