Dulwich Hill · Southwark · Lewisham West and East Dulwich constituency · 51.45787, -0.06562

SE22 0LU— Dulwich Hill, Southwark

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

The practical family move

 

Schools 100%Safety 84/100Transport 34/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
61
Safety
84
Schools
95
Transport
34
Environment
52
Investment
32

The bottom line

SE22 0LU 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 0LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.8% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SE22 0LU

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

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Postcode Personality

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“The practical family move”

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How SE22 0LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Rye Oak Primary School

Good · Inspected May 2023 · 9 min walk

KS2: 104.6

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 1 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 · 24 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

47.1 incidents per 1,000 residents

Better than 65% of London
→ Stable

-57% vs borough

Crime by type

Other31%
Anti-social behaviour27%
Violence & sexual offences11%
Robbery8%
Vehicle crime7%
Burglary7%
Theft6%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.0km

Crime is 28% 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£34,834/m²
Price per ft²£3,236/ft²
Avg floor area104.4 m²

EPC breakdown

C
7%
D
11%
E
5%

Based on 23 properties · Confidence: medium

Street mix

Semi 11%Terraced 21%Detached 5%Flat 63%

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£261,000
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

1997–2025 · CAGR

+15.5%

Total change

+5607%

Market Activity

Price Velocity & Acceleration

Current Velocity

+327.6%

per year

Acceleration

+253.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Semi-detached11.1%
Terraced22.2%
Flat/maisonette61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£57k£81k+42.1%1
Post-dot-com plateau2003–2003£242k£242k+0%1
Pre-crash peak2006–2007£788k£180k-77.1%1.5
GFC & correction2008–2012£280k£1.73m+517%1.2
Help-to-Buy recovery2014–2016£3.00m£750k-75%1
Brexit uncertainty2018–2019£2.20m£436k-80.2%1
Current market2024–2025£760k£3.25m+327.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Peckham Rye→ London Bridge· 6 tph
10 min

Nearby stations

Peckham Rye Rail StationSoutheastern · Windrush
17 min walk
Peckham RyeNational Rail
17 min walk
Honor Oak Park Rail StationSouthern · Windrush
21 min walk
Queens Road Peckham Rail StationWindrush · Southern
23 min walk
Denmark Hill Rail StationSoutheastern · Windrush
25 min walk
No bus stops within 400m

26

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

2.2 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 park318m
Santander docks (800m)0
Nearest cycle dock2.2 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: 4.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.8 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

26 min walk

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.0 km
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

42

Parks (1km)

9

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketOne Below · 1.4 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)

1.6km

Post office

Nearby shops

SG Convenience Store728 m
Brothers Fruit & Vegetables742 m
Food & Wine902 m
Jaffa Food Store1.1 km

Nearby cafes

Rise and Bloom164 m
Cafe G211 m
The Round238 m
Aroma Lab257 m

Nearby restaurants

Emily's Plaice429 m
Semas Fish Bar517 m
Thai Corner Cafe534 m
Lorenzo545 m

Nearby pubs

The Clock House136 m
The Actress406 m
The Herne Tavern449 m
The Great Exhibition538 m

Nearby gyms

Sama Yoga211 m
Casa Cora535 m
East Dulwich Leisure Centre545 m
Homestall Road Sports Ground717 m

Nearby pharmacies

Sheel Pharmacy918 m
RoPharm Chemist1.2 km
Food hygiene (5-star)63% of 65

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

32

Investment score

Weak

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

Low gross yield (0.7%) 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
0.7% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

4/100

Velocity score

Future outlook

47

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,481m
Crossrail 2 route6,756m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,226 nationally

1,805

Est. population

7,613/km²

62%

Employed

60%

Degree educated

£49,900

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

39

Community stability

Age profile

20%
35%
21%
15%
Under 1820%
18–3436%
35–4921%
50–6415%
65+9%

Tenure

16%
28%
35%
21%
Own outright16%
Own (mortgage)28%
Private rent35%
Social rent21%
Shared ownership0%
Rent free1%

Ethnicity

63%
14%
White British63%
White Other11%
Asian3%
Black14%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine10%
No car household43%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent35%
Social rent21%

vs. London

Income vs London+18.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
22
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)
28
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
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
291, 291, UNDERHILL ROAD, SE2211 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

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Key facts for SE22 0LU

Full postcodeSE22 0LU
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.457875
Longitude-0.065623
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
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TfL
Transport
for London
NHS
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Companies
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Mail
Food Standards
Agency
Ofcom
Met
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