Dulwich Hill · Southwark · Dulwich and West Norwood constituency · 51.45062, -0.07185

SE22 0JU— Dulwich Hill, Southwark

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

The family fortress

 

Schools 100%Safety 84/100Transport 31/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
64
Safety
84
Schools
100
Transport
31
Environment
64
Investment
49

The bottom line

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

Less suited to Car-free commuters.

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Location

SE22 0JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SE22 0JU

🛡️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 SE22 0JU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 1 min walk

KS2: 106.0

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 11 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-62% vs borough

Crime by type

Other48%
Anti-social behaviour16%
Violence & sexual offences16%
Vehicle crime9%
Theft4%
Robbery4%
Burglary3%
Drug offences1%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.6km

Crime is 36% 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£5,578/m²
Price per ft²£518/ft²
Avg floor area84.3 m²

EPC breakdown

C
6%
D
24%
E
6%

Based on 36 properties · Confidence: high

Street mix

Semi 12%Terraced 4%Flat 84%

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£210,750
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

+7.4%

Total change

+762%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.9%

per year

Acceleration

+53.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached12.5%
Terraced4.2%
Flat/maisonette83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£65k£107k+65.9%2.4
Post-dot-com plateau2001–2004£145k£189k+30.6%1.7
Pre-crash peak2005–2006£223k£251k+12.7%1.5
GFC & correction2008–2011£288k£296k+2.9%2.5
Help-to-Buy recovery2013–2015£314k£250k-20.3%1.3
Brexit uncertainty2017–2019£700k£615k-12.2%1.3
Pandemic surge2020–2020£453k£453k+0%4
Rate-rise correction2022–2023£810k£767k-5.3%1.5
Current market2024–2025£480k£556k+15.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.1%
District
8.1%

CAGR over 29yr 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
Bottom 25% — limited connections
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
17 min walk
Forest Hill Rail StationSouthern · Windrush
23 min walk
Honor Oak Park Rail StationSouthern · Windrush
23 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
27 min walk
Denmark Hill Rail StationSoutheastern · Windrush
29 min walk
No bus stops within 400m

25

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria47 min ↑
Waterloo53 min ↑
Canary Wharf43 min ↓
City56 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 dock2.3 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: 5.0 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Croham Hurst SSSI — 11.0 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

34 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.3 km
6 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

950m

Post office

Nearby shops

AM Super Market538 m
Brothers Fruit & Vegetables672 m

Nearby cafes

The Plough Cafe234 m
Boulangerie Jade691 m
Blue Brick Cafe704 m
Johnny's Cafe709 m

Nearby restaurants

Magic Wok216 m
Victus & Bibo222 m
Joseph's Fish & Chips257 m
Hanush259 m

Nearby pubs

The Castle186 m
The Plough208 m
The Great Exhibition479 m
The Lordship Pub567 m

Nearby gyms

Push Studios726 m
FitFor733 m
Casa Cora762 m
Southwark Sports Bowls Club802 m
Food hygiene (5-star)60% of 78

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
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score20/100
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

52

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,395m
Crossrail 2 route6,749m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,542 nationally

1,936

Est. population

18,311/km²

64%

Employed

58%

Degree educated

£47,700

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

45

Community stability

Age profile

21%
26%
22%
21%
Under 1822%
18–3426%
35–4923%
50–6421%
65+10%

Tenure

23%
30%
27%
19%
Own outright23%
Own (mortgage)30%
Private rent27%
Social rent19%
Shared ownership1%
Rent free0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian6%
Black13%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household39%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Private rent27%
Social rent19%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
21
Local approval rate
86%
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)
12
Largest scheme
28 homes · 87-109, 87-109, HINDMANS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE2211 homes
completed
195-197 Crystal Palace Road London SE22 9EL, SE22 9EL10 homes
completed
201-205, 201-205, Crystal Palace Road, London, SE22 9EW9 homes
completed
55, 55, SILVESTER ROAD, LONDON, SE22 9PA8 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

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Key facts for SE22 0JU

Full postcodeSE22 0JU
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.450621
Longitude-0.071845
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