Peckham Rye · Southwark · Lewisham West and East Dulwich constituency · 51.45316, -0.05406

SE22 0SA— Peckham Rye, Southwark

Location and area intelligence for SE22 0SA, Peckham Rye, Southwark

The family fortress

 

Schools 100%Safety 86/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
86
Schools
100
Transport
36
Environment
77
Investment
45

The bottom line

SE22 0SA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE22 0SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for SE22 0SA

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE22 0SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Fairlawn Primary School

Not yet inspected · 8 min walk

KS2: 108.5

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 6 min walk

P8: +0.41A8: 54.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.7 incidents per 1,000 residents

Better than 75% of London
→ Stable

-68% vs borough

Crime by type

Other28%
Vehicle crime19%
Violence & sexual offences19%
Anti-social behaviour14%
Burglary7%
Drug offences5%
Theft4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.3km

Crime is 47% 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£6,597/m²
Price per ft²£613/ft²
Avg floor area71.9 m²

EPC breakdown

C
8%
D
1%
E
1%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Flat 100%

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£179,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, filled cavity
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

1999–2024 · CAGR

+7.6%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.5%

per year

Acceleration

+33.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£76k£76k+0%1
Post-dot-com plateau2002–2003£119k£170k+42.7%1.5
Pre-crash peak2007–2007£245k£245k+0%1
GFC & correction2009–2012£130k£225k+73.1%1
Help-to-Buy recovery2015–2015£384k£384k+0%1
Brexit uncertainty2017–2019£418k£208k-50.3%1
Pandemic surge2020–2021£393k£395k+0.6%1.5
Rate-rise correction2023–2023£373k£373k+0%2
Current market2024–2024£475k£475k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Honor Oak Park→ London Bridge· 6 tph
15 min

Nearby stations

Honor Oak Park Rail StationWindrush · Southern
9 min walk
Honor Oak ParkNational Rail
9 min walk
Forest Hill Rail StationSouthern · Windrush
19 min walk
Brockley Rail StationSouthern · Windrush
21 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
27 min walk
No bus stops within 400m

17

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria48 min ↑
Waterloo55 min ↑
Canary Wharf44 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park514m
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 waterLOW
Low
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.8 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): 3

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

25 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Watson's General Telegraph (432 m)

No restaurants within 800m — nearest: Sea Master (555 m)

Nearest supermarketThe Co-operative Food · 950 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

K & M Supermarket420 m
Ivydale Mini Market444 m
Hardings Convenience Store557 m
Best-one693 m

Nearby cafes

norris + knight420 m
French Café Bistrot539 m
Parkside619 m
Two Spoons777 m

Nearby restaurants

Sea Master555 m
Lorenzo567 m
Miss Margarita762 m
Hattush785 m

Nearby pubs

Watson's General Telegraph432 m
The Ivy House578 m
The Herne Tavern648 m
The Waverley Arms1.0 km

Nearby gyms

Club House101 m
Homestall Road Sports Ground258 m

Nearby health

Honor Oak Dentistry796 m
Food hygiene (5-star)65% of 26

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,499m
Crossrail 2 route7,711m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,087 nationally

1,641

Est. population

8,184/km²

71%

Employed

63%

Degree educated

£46,200

Median income

2.7%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

24%
20%
27%
19%
Under 1824%
18–3420%
35–4927%
50–6419%
65+10%

Tenure

22%
38%
26%
14%
Own outright22%
Own (mortgage)38%
Private rent26%
Social rent14%
Shared ownership1%

Ethnicity

58%
15%
White British58%
White Other15%
Asian5%
Black10%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine12%
No car household34%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent26%
Social rent14%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Planning apps (12 months)
10
Planning apps (3 years)
5
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
Largest scheme
67 homes · THAMES WATER DEPOT SITE, THAMES WATER DEPOT SITE, BORLAND ROAD, STUART ROAD, SE15
Pipeline pressure
NONE

Named schemes (500m)

Oaklands House, 194, Oaklands House, 194, Honor Oak Park, SE238 homes
completed
144 FOREST HILL ROAD, LONDON, SE23 3QR6 homes
completed
24 Mundania Road London SE22 0NJ, SE22 0NJ5 homes
completed
35 Therapia Road SE223 homes
completed
11 Marmora Road London SE22 0RX, SE22 0RX3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.8%
Ward turnout
52%
Election year
2026
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Victoria MillsLabour
Renata HamvasLabour

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Key facts for SE22 0SA

Full postcodeSE22 0SA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardPeckham Rye
Latitude51.453160
Longitude-0.054063
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