Dulwich Hill · Southwark · Dulwich and West Norwood constituency · 51.45350, -0.06234

SE22 0RR— Dulwich Hill, Southwark

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

Under-the-radar value

 

Schools 100%Safety 80/100Transport 26/100Yield 7.40%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
80
Schools
100
Transport
26
Environment
53
Investment
52

The bottom line

SE22 0RR offers exceptional schools (100% Good/Outstanding) and low crime at £295,000 median — strong value for Families and Owner-occupiers 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 0RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-43.3% vs London avg
vs London income+13.6% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for SE22 0RR

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

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“Under-the-radar value”

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How SE22 0RR 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 · 7 min walk

KS2: 105.4

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 6 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.1 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour17%
Vehicle crime17%
Burglary7%
Theft5%
Drug offences3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£295,000

Median sale price

Bottom 25% — 43% below London median

£295,000 is 43% below the London median (£520,000)

-60.7%

This year

Flat

Dominant type

Price history

5-year change
-46.4%
Sales (24 months)6
New build0.0%
Avg terraced£610,000
Avg flat£240,000
Price per m²£3,954/m²
Price per ft²£367/ft²
Avg floor area73.8 m²

EPC breakdown

C
17%
D
24%
E
8%
G
2%

Based on 51 properties · Confidence: high

Street mix

Terraced 33%Flat 55%Other 12%

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£2,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,100

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

6.2×

Price-to-income

£1,476/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£184,500
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

1995–2026 · CAGR

+4.8%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.7%

per year

Acceleration

+100.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 54 sales

Property Type Mix

Total: 54 sales

Terraced37%
Flat/maisonette63%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£100k+78.6%2.8
Post-dot-com plateau2001–2004£89k£208k+135%2.8
Pre-crash peak2005–2007£223k£350k+57.3%3
GFC & correction2009–2010£288k£230k-20.1%1.5
Help-to-Buy recovery2013–2016£304k£413k+35.6%2
Brexit uncertainty2018–2018£450k£450k+0%3
Pandemic surge2021–2021£550k£550k+0%3
Rate-rise correction2022–2023£405k£580k+43.2%1
Current market2024–2026£643k£240k-62.6%2

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
4.4%
District
4.4%
Terraced+0% α
Local
17.2%
District
17.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Nunhead

Nearby stations

Honor Oak Park Rail StationSouthern · Windrush
15 min walk
NunheadNational Rail
21 min walk
Forest Hill Rail StationWindrush · Southern
21 min walk
Peckham Rye Rail StationSoutheastern · Windrush
24 min walk
Brockley Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

24

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

2.4 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)

1

EV chargers (800m)

Nearest car park563m
Santander docks (800m)0
Nearest cycle dock2.4 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: 4.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

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

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

28 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.4 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

45

Parks (1km)

2

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketForest Hill Supermarket · 1.7 km
1 tennis courts1 swimming pools1 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

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Hardings Convenience Store769 m
AM Super Market776 m
SG Convenience Store1.2 km

Nearby cafes

French Café Bistrot49 m
Parkside71 m
norris + knight299 m
Rise and Bloom555 m

Nearby restaurants

Lorenzo10 m
Sea Master25 m
Semas Fish Bar597 m
Emily's Plaice781 m

Nearby pubs

The Herne Tavern95 m
Watson's General Telegraph258 m
The Clock House673 m
The Great Exhibition673 m

Nearby gyms

Homestall Road Sports Ground441 m
Club House674 m
Sama Yoga748 m
Food hygiene (5-star)66% of 35

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

52

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
7.4% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score10/100
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

49.3

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,784m
Crossrail 2 route7,185m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,708 nationally

1,899

Est. population

12,652/km²

76%

Employed

68%

Degree educated

£47,700

Median income

3.2%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

24%
20%
31%
15%
Under 1824%
18–3420%
35–4931%
50–6415%
65+9%

Tenure

20%
44%
27%
Own outright20%
Own (mortgage)44%
Private rent27%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

60%
15%
White British60%
White Other15%
Asian4%
Black10%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household36%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent27%
Social rent8%

vs. London

Income vs London+13.6%
Price vs London-43.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
13
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
20
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)
6
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
Honor Oak Baptist Chapel, Forest Hill Road, Mundania Road, SE22 0SG14 homes
completed
2, 2, DUNSTANS GROVE, SE22 0HN7 homes
completed
Honor Oak Chapel, Honor Oak Chapel, Mundania Road, SE22 0NG6 homes
completed
Rear of 57-77, Rear of 57-77, Friern Road, Rear of 100 -126 Upland Road, SE22 0AU5 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 (£295,000)

£2,250

Standard buyer

£0

First-time buyer

Save £2,250

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 0RR

Full postcodeSE22 0RR
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.453495
Longitude-0.062340
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