Dulwich Hill · Southwark · Dulwich and West Norwood constituency · 51.44863, -0.06858

SE22 0ES— Dulwich Hill, Southwark

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

The family fortress

 

Schools 100%Safety 86/100Transport 22/100Yield 3.55%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
86
Schools
100
Transport
22
Environment
64
Investment
46

The bottom line

SE22 0ES offers exceptional schools (100% Good/Outstanding) and low crime at £615,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE22 0ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+18.3% vs London avg
vs London income+13.6% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE22 0ES

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE22 0ES 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 · 2 min walk

KS2: 105.4

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 12 min walk

P8: +1.00A8: 55.4

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 · 26 min walk

6 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

£615,000

Median sale price

Above London median by 18%

£615,000 is 18% above the London median (£520,000)

+12.9%

This year

Flat

Dominant type

Price history

5-year change
+18.3%
Sales (24 months)9
New build0.0%
Avg flat£615,000
Price per m²£8,773/m²
Price per ft²£815/ft²
Avg floor area69.7 m²

EPC breakdown

C
23%
D
49%
E
11%
F
2%
G
2%

Based on 87 properties · Confidence: high

Street mix

Semi 3%Terraced 13%Flat 85%

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

Stamp duty

Standard buyer£18,250
First-time buyerFTB
£9,500
Additional propertyBTL/2nd
£36,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.9×

Price-to-income

£3,077/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£174,250
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 CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.4%

Total change

+1027%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.5%

per year

Acceleration

-24.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 148 sales

Property Type Mix

Total: 148 sales

Semi-detached2.7%
Terraced12.8%
Flat/maisonette84.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£113k+121.6%4.8
Post-dot-com plateau2001–2004£114k£227k+99.6%5.8
Pre-crash peak2005–2007£190k£280k+47.4%7.7
GFC & correction2008–2012£282k£318k+12.8%2.6
Help-to-Buy recovery2013–2016£335k£475k+41.8%5
Brexit uncertainty2017–2019£529k£555k+4.9%4
Pandemic surge2020–2021£515k£520k+1%4.5
Rate-rise correction2022–2023£450k£523k+16.1%4.5
Current market2024–2025£615k£575k-6.5%5

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
16.8%
District
16.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position75

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

Forest Hill Rail StationWindrush · Southern
19 min walk
Honor Oak Park Rail StationWindrush · Southern
20 min walk
East DulwichNational Rail
21 min walk
Peckham Rye Rail StationSoutheastern · Windrush
30 min walk
Sydenham Rail StationWindrush · Southern
32 min walk
No bus stops within 400m

12

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

2.5 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 dock2.5 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: 5.2 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Croham Hurst SSSI — 10.8 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

37 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Plough (405 m)

Nearest supermarketM&S Food · 1.6 km
4 tennis courts1 swimming pools4 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)

1.2km

Post office

Nearby shops

AM Super Market222 m
Brothers Fruit & Vegetables976 m

Nearby cafes

The Plough Cafe493 m
French Café Bistrot692 m
norris + knight708 m
Parkside723 m

Nearby restaurants

Magic Wok424 m
Victus & Bibo432 m
Joseph's Fish & Chips463 m
Hanush478 m

Nearby pubs

The Plough405 m
Dulwich Beer Dispensary465 m
The Castle502 m
Watson's General Telegraph699 m

Nearby gyms

Camber Lawn Tennis Club688 m
Dulwich Riding School703 m
Southwark Sports Bowls Club704 m
Trevor Bailey Sports Centre802 m
Food hygiene (5-star)56% of 41

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

46

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

63.6

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,416m
Crossrail 2 route7,053m

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%
Price vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
22
Local approval rate
94%
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)
16
Largest scheme
66 homes · FORMER OFF LICENCE & LAND REAR OF, 516, FORMER OFF LICENCE & LAND REAR OF, 516, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

178-180 Overhill Road London SE22 0PS, SE22 0PS14 homes
completed
479, 479, LORDSHIP LANE, SE2214 homes
completed
182, 182, Overhill Road, SE22 0PS9 homes
completed
182 Overhill Road London SE22 0PS, SE22 0PS8 homes
completed
Land adjacent 379, Land adjacent 379, Upland Road, SE22 0DR8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£615,000)

£18,250

Standard buyer

£9,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE22 0ES

Full postcodeSE22 0ES
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.448625
Longitude-0.068576
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