Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.43177, -0.08126

SE21 8PF— Dulwich Wood, Southwark

Location and area intelligence for SE21 8PF, Dulwich Wood, Southwark

The family fortress

 

Schools 100%Safety 77/100Transport 49/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
77
Schools
95
Transport
49
Environment
59
Investment
53

The bottom line

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

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Location

SE21 8PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SE21 8PF

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE21 8PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Dulwich Wood Primary School

Good · Inspected Jul 2022 · 1 min walk

KS2: 105.4

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 3 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 1 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.4 incidents per 1,000 residents

Better than 62% of London
↑ Rising 800.0%

from a low base — still below London average

-54% vs borough

Crime by type

Violence & sexual offences37%
Anti-social behaviour27%
Vehicle crime12%
Other10%
Drug offences5%
Robbery4%
Burglary4%
Theft1%

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 · 1.8km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,799/m²
Price per ft²£446/ft²
Avg floor area65.2 m²

EPC breakdown

C
21%
D
10%
E
1%

Based on 32 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/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£163,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+5%

Total change

+79%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-6.90

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2015£173k£273k+57.3%2
Brexit uncertainty2018–2018£285k£285k+0%1
Pandemic surge2021–2021£290k£290k+0%1
Current market2024–2025£310k£310k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
25.4%
District
25.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Sydenham Hill→ Victoria· 4 tph
16 min

Nearby stations

Sydenham HillNational Rail
2 min walk
Crystal Palace Rail StationSouthern · Windrush
20 min walk
Sydenham Rail StationWindrush · Southern
24 min walk
Forest Hill Rail StationSouthern · Windrush
27 min walk
Penge West Rail StationWindrush · Southern
27 min walk
No bus stops within 400m

22

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria ★33 min
Waterloo45 min ↑
Canary Wharf55 min ↑
City48 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park206m
Santander docks (800m)0
Nearest cycle dock2.2 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: 6.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 8.9 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): 5

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

27 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Paxton (555 m)

Nearest supermarketLidl · 2.1 km
9 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

188m

Post office

Nearby shops

Cheers 1 Off Licence163 m
Manani News685 m
HM Newsmarket770 m
La Gastronomia774 m

Nearby cafes

Gypsy Rose Cafe605 m
Cafe Luna614 m
Paper Stories623 m

Nearby restaurants

New May Flower150 m
Manuel's Restaurant and Bar573 m
Pomadoro584 m
Indian Dining Club590 m

Nearby pubs

The Paxton555 m
The Wood House607 m
Gipsy Hill Brewery and Taproom644 m
The Two Towers749 m

Nearby gyms

Dulwich College Sports Club1.0 km

Nearby pharmacies

Day Lewis Pharmacy567 m

Nearby health

Dulwich Orthadontics781 m
Food hygiene (5-star)60% of 20

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)
444

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,172m
Crossrail 2 route7,145m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,628 nationally

1,608

Est. population

11,674/km²

55%

Employed

38%

Degree educated

£43,300

Median income

9.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

33%
20%
24%
16%
Under 1833%
18–3420%
35–4924%
50–6416%
65+7%

Tenure

15%
14%
64%
Own outright6%
Own (mortgage)15%
Private rent14%
Social rent65%
Shared ownership1%
Rent free1%

Ethnicity

22%
47%
White British22%
White Other10%
Asian5%
Black47%
Mixed11%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household55%
Unemployed10%
No qualifications19%

Housing tenure (Census 2021)

Social rent65%
Private rent14%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
12
Local approval rate
100%
Borough approval rate
89%
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)
13
Largest scheme
14 homes · 19 - 23, 19 - 23, SYDENHAM HILL, SE26 6SH
Pipeline pressure
NONE

Named schemes (500m)

Sir Ernest Shackleton Public House 122 Bowen Drive London9 homes
completed
Kinsey House Kingswood Estate Bowen Drive London SE21 8PH, SE21 8PH2 homes
completed
10-11, 10-11, CONSTABLE WALK, SE21 7LX2 homes
completed
1, 1, Woodhall Drive, College Road, SE21 7HJ1 homes
completed
Beresford House Kingswood Estate Bowen Drive London SE211 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.9%
Ward turnout
46%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Ruth BannisterLabour and Co-operative Party
Sean HanniganLabour and Co-operative Party

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Key facts for SE21 8PF

Full postcodeSE21 8PF
Postcode districtSE21
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.431774
Longitude-0.081256
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