Dulwich Hill · Southwark · Lewisham West and East Dulwich constituency · 51.45407, -0.06381

SE22 0RW— Dulwich Hill, Southwark

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

The practical family move

 

Schools 100%Safety 84/100Transport 29/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
59
Safety
84
Schools
100
Transport
29
Environment
52
Investment
45

The bottom line

SE22 0RW offers exceptional schools (100% Good/Outstanding) and low crime — 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 0RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE22 0RW

🛡️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 0RW 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 · 4 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 · 29 min walk

4 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

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,858/m²
Price per ft²£823/ft²
Avg floor area68.1 m²

EPC breakdown

C
4%
D
19%
E
1%
F
1%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Terraced 35%Flat 65%

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£170,250
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)
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

+8.1%

Total change

+949%

Market Activity

Price Velocity & Acceleration

Current Velocity

+79.6%

per year

Acceleration

+115.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 51 sales

Property Type Mix

Total: 51 sales

Terraced37.3%
Flat/maisonette62.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£191k+167.1%2.5
Post-dot-com plateau2001–2004£143k£175k+22.4%2
Pre-crash peak2006–2007£371k£290k-21.8%1.5
GFC & correction2008–2012£250k£272k+8.8%1.6
Help-to-Buy recovery2013–2016£313k£408k+30.6%1.8
Brexit uncertainty2017–2019£705k£603k-14.5%1.7
Pandemic surge2020–2021£416k£433k+4%3
Rate-rise correction2022–2022£648k£648k+0%2
Current market2024–2025£418k£750k+79.6%1

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
7.9%
District
7.9%
Terraced+0% α
Local
8.3%
District
8.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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

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

26

Walkability score

42

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 park527m
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 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: 4.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.4 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 · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

3

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketOne Below · 1.9 km
1 tennis courts1 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 Market804 m
Hardings Convenience Store810 m
SG Convenience Store1.1 km

Nearby cafes

Parkside67 m
French Café Bistrot169 m
norris + knight416 m
Rise and Bloom440 m

Nearby restaurants

Lorenzo130 m
Sea Master146 m
Semas Fish Bar486 m
Emily's Plaice660 m

Nearby pubs

The Herne Tavern38 m
Watson's General Telegraph376 m
The Great Exhibition560 m
The Clock House575 m

Nearby gyms

Homestall Road Sports Ground522 m
Sama Yoga653 m
Casa Cora756 m
East Dulwich Leisure Centre934 m
Food hygiene (5-star)70% of 50

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

45

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score19/100
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

56.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,781m
Crossrail 2 route7,065m

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
No
Article 4 area
No
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)
21
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
212 Peckham Rye London SE22 0LU, SE22 0LU8 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 0RW

Full postcodeSE22 0RW
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.454068
Longitude-0.063812
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