Dulwich Hill · Southwark · Dulwich and West Norwood constituency · 51.45203, -0.06678

SE22 0DG— Dulwich Hill, Southwark

Location and area intelligence for SE22 0DG, Dulwich Hill, Southwark

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 29/100~1% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
86
Schools
100
Transport
29
Environment
52
Investment
29

The bottom line

SE22 0DG offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE22 0DG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE22 0DG

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE22 0DG 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 · 3 min walk

KS2: 105.4

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 7 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.4 incidents per 1,000 residents

Better than 77% of London
→ Stable

-70% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Vehicle crime17%
Anti-social behaviour10%
Burglary7%
Drug offences5%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.8km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£15,762/m²
Price per ft²£1,464/ft²
Avg floor area115.8 m²

EPC breakdown

C
5%
D
7%
E
6%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 19%Terraced 50%Flat 28%Other 3%

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£289,500
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

1999–2025 · CAGR

+9.2%

Total change

+875%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.8%

per year

Acceleration

-291.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached20%
Terraced51.4%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£135k£135k+0%3
Post-dot-com plateau2002–2003£290k£300k+3.4%3.5
Pre-crash peak2005–2007£430k£607k+41.2%1
GFC & correction2009–2009£635k£635k+0%3
Help-to-Buy recovery2013–2016£335k£1.00m+200%2
Brexit uncertainty2017–2019£400k£1.02m+154.8%2.3
Pandemic surge2020–2021£725k£490k-32.4%1
Rate-rise correction2022–2022£510k£510k+0%1
Current market2024–2025£1.85m£1.32m-28.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
12.5%
District
12.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
18 min walk
Honor Oak Park Rail StationWindrush · Southern
19 min walk
Forest Hill Rail StationSouthern · Windrush
21 min walk
Peckham Rye Rail StationSoutheastern · Windrush
25 min walk
Denmark Hill Rail StationThameslink · Southeastern
30 min walk
No bus stops within 400m

20

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge ★36 min
Victoria41 min ↑
Waterloo51 min ↑
Canary Wharf44 min ↓
City50 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 dock2.6 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: 4.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.1 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

33 min walk

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.3 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

39

Parks (1km)

3

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Herne Tavern (337 m)

Nearest supermarketM&S Food · 1.4 km
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

AM Super Market554 m
Brothers Fruit & Vegetables780 m

Nearby cafes

Parkside353 m
French Café Bistrot368 m
norris + knight511 m
Rise and Bloom577 m

Nearby restaurants

Lorenzo356 m
Sea Master361 m
Semas Fish Bar392 m
Magic Wok600 m

Nearby pubs

The Herne Tavern337 m
The Castle459 m
The Great Exhibition472 m
Watson's General Telegraph482 m

Nearby gyms

Casa Cora750 m
Homestall Road Sports Ground788 m
FitFor832 m
Push Studios848 m
Food hygiene (5-star)69% of 62

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

E

High street health

Investment

Investment grade, yield and market outlook

29

Investment score

Weak

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

Low gross yield (1.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
1.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

51.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,081m
Crossrail 2 route6,988m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,211 nationally

1,790

Est. population

13,432/km²

74%

Employed

67%

Degree educated

£47,700

Median income

2.8%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

24%
23%
28%
15%
Under 1824%
18–3423%
35–4928%
50–6415%
65+10%

Tenure

21%
39%
25%
15%
Own outright21%
Own (mortgage)39%
Private rent26%
Social rent15%

Ethnicity

60%
14%
White British60%
White Other14%
Asian4%
Black10%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household35%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent25%
Social rent15%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
27
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)
10
Largest scheme
34 homes · LAND TO REAR OF, LAND TO REAR OF, ST AIDAN'S ROAD, UPLAND ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

LAND TO REAR OF, LAND TO REAR OF, ST AIDAN'S ROAD, UPLAND ROAD, SE2234 homes
completed
Land Bounded By Underhill Road Friern Road & Henslowe Road SE22.., Friern Road, Henslowe Road19 homes
completed
291, 291, UNDERHILL ROAD, SE2211 homes
completed
101, 101, Barry Road, SE228 homes
completed
2, 2, DUNSTANS GROVE, SE22 0HN7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.7%
Ward turnout
48%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Tori GriffithsLabour
Janice Gail WhiteGreen

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Key facts for SE22 0DG

Full postcodeSE22 0DG
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.452031
Longitude-0.066777
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