Dulwich Hill · Southwark · Lewisham West and East Dulwich constituency · 51.45586, -0.06807

SE22 0HR— Dulwich Hill, Southwark

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

The practical family move

 

Schools 100%Safety 82/100Transport 38/100Yield 3.80%

Best for: Families

Compare areas

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

Liveability
62
Safety
82
Schools
100
Transport
38
Environment
51
Investment
49

The bottom line

SE22 0HR offers exceptional schools (100% Good/Outstanding) and low crime at £575,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE22 0HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+10.6% vs London avg
vs London income+18.8% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for SE22 0HR

🛡️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🔒 Very Safe

“The practical family move”

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How SE22 0HR 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 · 8 min walk

KS2: 105.4

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 3 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 27 min walk

6 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

55.5 incidents per 1,000 residents

Better than 58% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences20%
Other18%
Vehicle crime18%
Burglary7%
Drug offences6%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.1km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

£575,000

Median sale price

Above London median by 11%

£575,000 is 11% above the London median (£520,000)

+53.8%

This year

Flat

Dominant type

Price history

5-year change
+1.8%
Sales (24 months)8
New build0.0%
Avg detached£635,000
Avg terraced£1,900,000
Avg flat£485,275
Price per m²£6,717/m²
Price per ft²£624/ft²
Avg floor area89.9 m²

EPC breakdown

C
12%
D
45%
E
11%
F
2%
G
1%

Based on 71 properties · Confidence: high

Street mix

Semi 20%Terraced 6%Detached 9%Flat 65%Other 1%

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£16,250
First-time buyerFTB
£7,500
Additional propertyBTL/2nd
£33,500

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

11.5×

Price-to-income

£2,876/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£224,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1996–2025 · CAGR

+6.5%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.6%

per year

Acceleration

+85.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 101 sales

Property Type Mix

Total: 101 sales

Detached8.9%
Semi-detached20.8%
Terraced5%
Flat/maisonette65.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£103k£115k+11.9%5.2
Post-dot-com plateau2001–2004£248k£215k-13.3%3.5
Pre-crash peak2005–2007£250k£258k+3%4.7
GFC & correction2008–2012£288k£597k+107.7%2
Help-to-Buy recovery2013–2015£350k£531k+51.6%2.3
Brexit uncertainty2017–2019£474k£1.05m+121.6%1.7
Pandemic surge2020–2021£1.10m£565k-48.6%4
Rate-rise correction2022–2023£480k£618k+28.7%3.5
Current market2024–2025£413k£630k+52.6%5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%
Semi-detached+0% α
Local
10.4%
District
10.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
13 min walk
Peckham Rye Rail StationSoutheastern · Windrush
20 min walk
Honor Oak Park Rail StationSouthern · Windrush
21 min walk
Denmark Hill Rail StationThameslink · Southeastern
25 min walk
Queens Road Peckham Rail StationWindrush · Southern
26 min walk
No bus stops within 400m

27

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

2.3 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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park563m
Santander docks (800m)0
Nearest cycle dock2.3 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: 4.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 87% of London

Nearest SSSI: Croham Hurst SSSI — 11.6 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): 3

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

28 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 946 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

10

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.0 km
1 swimming pools2 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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Brothers Fruit & Vegetables546 m
AM Super Market985 m
SG Convenience Store1.0 km
Food & Wine1.1 km

Nearby cafes

Rise and Bloom150 m
Aroma Lab157 m
Beauty and the Feast188 m
Uplands Cafe201 m

Nearby restaurants

Semas Fish Bar240 m
Emily's Plaice304 m
Thai Corner Cafe419 m
Monkatsu437 m

Nearby pubs

The Great Exhibition276 m
The Actress301 m
The Clock House357 m
The Herne Tavern386 m

Nearby gyms

Casa Cora402 m
Sama Yoga436 m
FitFor573 m
East Dulwich Leisure Centre607 m
Food hygiene (5-star)66% of 83

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

49

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,761m
Crossrail 2 route6,710m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,201 nationally

1,891

Est. population

14,725/km²

70%

Employed

65%

Degree educated

£49,900

Median income

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

46

Community stability

Age profile

20%
27%
27%
17%
Under 1820%
18–3427%
35–4928%
50–6417%
65+9%

Tenure

16%
36%
23%
24%
Own outright16%
Own (mortgage)36%
Private rent23%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

56%
14%
White British56%
White Other14%
Asian4%
Black13%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household42%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent24%
Private rent23%

vs. London

Income vs London+18.8%
Price vs London+10.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
25
Local approval rate
89%
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)
20
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH 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
87-109, 87-109, HINDMANS ROAD, SE2228 homes
completed
DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, FERRIS ROAD, SE2222 homes
completed
Land Bounded By Underhill Road Friern Road & Henslowe Road SE22.., Friern Road, Henslowe Road19 homes
completed
38, 38, BARRY ROAD, SE2212 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.7%
Ward turnout
48%
Election year
2026
MP
Ellie Reeves (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 (£575,000)

£16,250

Standard buyer

£7,500

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 0HR

Full postcodeSE22 0HR
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.455856
Longitude-0.068069
Parliamentary constituencyLewisham West and East Dulwich
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