West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43742, -0.09357

SE21 8RD— West Dulwich, Lambeth

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

The family fortress

 

Schools 100%Safety 74/100Transport 47/100

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
74
Schools
100
Transport
47
Environment
61
Investment
58

The bottom line

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

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Location

SE21 8RD

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 8RD

🛡️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 8RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

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

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 10 min walk

P8: +0.68A8: 66.7

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

2 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

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

Prices, sales volume and market trends

Avg floor area41.4 m²

EPC breakdown

C
8%
D
8%
E
1%

Based on 17 properties · Confidence: medium

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
Rebuild cost estimate£103,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

2010–2023 · CAGR

+4.2%

Total change

+70%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.1%

per year

Acceleration

-61.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2010£150k£150k+0%1
Brexit uncertainty2017–2017£194k£194k+0%1
Pandemic surge2020–2020£290k£290k+0%1
Rate-rise correction2023–2023£255k£255k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
32 min walk
Forest Hill Rail StationSouthern · Windrush
35 min walk
Sydenham Rail StationWindrush · Southern
37 min walk
Brixton Underground StationVictoria
40 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park253m
Santander docks (800m)0
Nearest cycle dock1.3 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: 5.7 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% 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 · 1.9 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

73

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketLidl · 1.9 km
6 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

879m

Post office

Nearby shops

Tesco Express241 m
Dulwich Bakery276 m
La Gastronomia291 m
Majestic334 m

Nearby cafes

Volcano Coffee Works Café481 m
Sweet Portugal761 m
UTEA762 m
Brazil Café764 m

Nearby restaurants

Indigo88 m
Walter's Bar & Kitchen287 m
Belair House713 m
KFC752 m

Nearby pubs

The Rosendale191 m
The Alleyn's Head363 m
The Bricklayers Arms678 m
Badger Badger786 m

Nearby gyms

Dulwich Sports Ground1.1 km

Nearby pharmacies

Rosendale Pharmacy87 m
Adarshi Pharmacy753 m
Superdrug758 m

Nearby health

Dulwich Orthadontics283 m
Food hygiene (5-star)68% of 31

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

58

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

29.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,067m
Crossrail 2 route6,095m

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)
65
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
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)
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 8RD

Full postcodeSE21 8RD
Postcode districtSE21
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.437425
Longitude-0.093566
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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