Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.44471, -0.06688

SE22 0AG— Dulwich Wood, Southwark

Location and area intelligence for SE22 0AG, Dulwich Wood, Southwark

The family fortress

 

Schools 100%Safety 83/100Transport 29/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
83
Schools
100
Transport
29
Environment
80
Investment
37

The bottom line

SE22 0AG offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE22 0AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for SE22 0AG

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE22 0AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Goodrich Community Primary School

Not yet inspected · Inspected Jul 2025 · 7 min walk

KS2: 105.4

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 17 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.6 incidents per 1,000 residents

Better than 61% of London
→ Stable

-53% vs borough

Crime by type

Other28%
Anti-social behaviour22%
Violence & sexual offences19%
Vehicle crime13%
Burglary7%
Theft5%
Drug offences3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.5km

Crime is 21% below 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£5,769/m²
Price per ft²£536/ft²
Avg floor area109.8 m²

EPC breakdown

C
2%
D
9%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 40%Terraced 25%Flat 35%

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 yield857 kWh/kWp/yr
Rebuild cost estimate£274,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+552%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.4%

per year

Acceleration

-19.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached40%
Terraced25%
Flat/maisonette35%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£101k£103k+1.2%1
Post-dot-com plateau2001–2004£59k£195k+233.3%1.5
Pre-crash peak2007–2007£206k£206k+0%2
GFC & correction2009–2011£305k£790k+159%1
Help-to-Buy recovery2015–2016£884k£385k-56.4%1.5
Brexit uncertainty2018–2018£853k£853k+0%2
Pandemic surge2021–2021£840k£840k+0%1
Current market2025–2025£660k£660k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.5%
District
8.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
14 min walk
Forest HillNational Rail
14 min walk
Honor Oak Park Rail StationWindrush · Southern
20 min walk
Sydenham Rail StationWindrush · Southern
27 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
35 min walk
No bus stops within 400m

21

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf ★43 min
City57 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock2.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.3 km

Energy

Solar: 857 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

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 yield856.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

43 min walk

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

0

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Magic Wok (757 m)

Nearest supermarketForest Hill Supermarket · 1.2 km
4 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.9km

Post office

Nearby shops

AM Super Market261 m

Nearby cafes

Dutch Barn481 m
The Horniman Cafe552 m
The Lodge576 m
The Plough Cafe845 m

Nearby restaurants

Magic Wok757 m
Victus & Bibo763 m
Joseph's Fish & Chips781 m
Hanush802 m

Nearby pubs

Dulwich Beer Dispensary123 m
The Plough737 m
Watson's General Telegraph924 m
The Castle927 m

Nearby gyms

Camber Lawn Tennis Club305 m
Dulwich Riding School542 m
Southwark Sports Bowls Club566 m
Trevor Bailey Sports Centre605 m
Food hygiene (5-star)58% of 19

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

37

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

4/100

Velocity score

Future outlook

47.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,269m
Crossrail 2 route7,359m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,311 nationally

1,880

Est. population

10,144/km²

69%

Employed

64%

Degree educated

£47,700

Median income

3.8%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

21%
25%
26%
17%
Under 1821%
18–3425%
35–4926%
50–6417%
65+11%

Tenure

17%
30%
33%
18%
Own outright17%
Own (mortgage)30%
Private rent33%
Social rent18%
Shared ownership2%

Ethnicity

52%
14%
White British52%
White Other14%
Asian8%
Black13%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household46%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent18%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
16
Local approval rate
92%
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)
9
Largest scheme
107 homes · HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22107 homes
completed
FORMER OFF LICENCE & LAND REAR OF, 516, FORMER OFF LICENCE & LAND REAR OF, 516, LORDSHIP LANE, SE2266 homes
completed
ADAMS HOUSE & ADJACENT VACANT LAND, 4-6, ADAMS HOUSE & ADJACENT VACANT LAND, 4-6, UNDERHILL ROAD, SE2238 homes
completed
5-7, 5-7, WOODVALE, SE2315 homes
completed
479, 479, LORDSHIP LANE, SE2214 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
18,397
Constituency
Lewisham West and East Dulwich

Councillors

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

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Key facts for SE22 0AG

Full postcodeSE22 0AG
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.444712
Longitude-0.066885
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