Dulwich Hill · Southwark · Lewisham West and East Dulwich constituency · 51.45319, -0.06414

SE22 0RP— Dulwich Hill, Southwark

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

The practical family move

 

Schools 100%Safety 84/100Transport 29/100Low yield 3.25%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
56
Safety
84
Schools
100
Transport
29
Environment
51
Investment
44

The bottom line

SE22 0RP offers exceptional schools (100% Good/Outstanding) and low crime at £672,500 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE22 0RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+29.3% vs London avg
vs London income+18.8% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SE22 0RP

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

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“The practical family move”

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How SE22 0RP 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 · 6 min walk

KS2: 105.4

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 5 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 · 30 min walk

5 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.8km

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

£672,500

Median sale price

Above London median by 29%

£672,500 is 29% above the London median (£520,000)

+56.4%

This year

Terraced

Dominant type

Price history

5-year change
-23.1%
Sales (24 months)8
New build0.0%
Avg terraced£897,500
Avg flat£497,500
Price per m²£7,838/m²
Price per ft²£728/ft²
Avg floor area89.7 m²

EPC breakdown

C
10%
D
16%
E
11%

Based on 37 properties · Confidence: high

Street mix

Terraced 57%Flat 42%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£21,125
First-time buyerFTB
£21,125
Additional propertyBTL/2nd
£41,300

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

13.5×

Price-to-income

£3,364/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£224,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.6%

Total change

+996%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.0%

per year

Acceleration

+49.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 84 sales

Property Type Mix

Total: 84 sales

Terraced60.7%
Flat/maisonette39.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£178k+143.2%2.8
Post-dot-com plateau2001–2004£117k£215k+83.4%3.8
Pre-crash peak2005–2007£180k£408k+126.5%4
GFC & correction2008–2012£175k£550k+214.3%2
Help-to-Buy recovery2013–2016£555k£680k+22.5%2.5
Brexit uncertainty2017–2019£395k£496k+25.6%2
Pandemic surge2020–2021£368k£875k+138.1%3
Rate-rise correction2023–2023£968k£968k+0%2
Current market2024–2025£673k£800k+19%4.5

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
8.1%
District
8.1%
Terraced+0% α
Local
9.4%
District
9.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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

Honor Oak Park Rail StationSouthern · Windrush
17 min walk
Forest Hill Rail StationSouthern · Windrush
22 min walk
Peckham Rye Rail StationSoutheastern · Windrush
24 min walk
Peckham RyeNational Rail
24 min walk
Brockley Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

23

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

2.5 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park626m
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: 4.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 28%
Less green space than 86% of London

Nearest SSSI: Croham Hurst SSSI — 11.3 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

32 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

3

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketOne Below · 1.9 km
1 swimming pools1 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)

1.5km

Post office

Nearby shops

AM Super Market704 m

Nearby cafes

Parkside131 m
French Café Bistrot161 m
norris + knight375 m
Rise and Bloom509 m

Nearby restaurants

Lorenzo138 m
Sea Master147 m
Semas Fish Bar484 m
Emily's Plaice702 m

Nearby pubs

The Herne Tavern120 m
Watson's General Telegraph337 m
The Great Exhibition563 m
The Castle656 m

Nearby gyms

Homestall Road Sports Ground570 m
Sama Yoga741 m
Casa Cora790 m
East Dulwich Leisure Centre1.0 km
Food hygiene (5-star)69% of 52

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

44

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,877m
Crossrail 2 route7,090m

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%
Price vs London+29.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
22
Local approval rate
90%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
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
Honor Oak Baptist Chapel, Forest Hill Road, Mundania Road, SE22 0SG14 homes
completed
291, 291, UNDERHILL ROAD, SE2211 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
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 (£672,500)

£21,125

Standard buyer

£21,125

First-time buyer

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 0RP

Full postcodeSE22 0RP
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.453192
Longitude-0.064137
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