Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46387, -0.08339

SE22 8AA— Champion Hill, Southwark

Location and area intelligence for SE22 8AA, Champion Hill, Southwark

The family fortress

 

Schools 100%Safety 80/100Transport 59/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
80
Schools
60
Transport
59
Environment
56
Investment
55

The bottom line

SE22 8AA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE22 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for SE22 8AA

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

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“The family fortress”

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How SE22 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Grove Primary School

Not yet inspected · 2 min walk

KS2: 106.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 7 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.2 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences24%
Theft19%
Other15%
Anti-social behaviour12%
Robbery11%
Vehicle crime10%
Drug offences4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.2km

Crime is +2% above 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£6,098/m²
Price per ft²£566/ft²
Avg floor area76.4 m²

EPC breakdown

B
8%
C
12%
D
3%

Based on 23 properties · Confidence: medium

Street mix

Semi 7%Terraced 11%Detached 4%Flat 79%

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£191,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+4.9%

Total change

+260%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.1%

per year

Acceleration

-21.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 28 sales

Property Type Mix

Total: 28 sales

Detached3.6%
Semi-detached7.1%
Terraced10.7%
Flat/maisonette78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£125k£175k+40%1
Post-dot-com plateau2002–2002£180k£180k+0%1
Pre-crash peak2005–2007£491k£398k-19%3.5
GFC & correction2011–2012£350k£370k+5.7%2
Help-to-Buy recovery2014–2016£625k£493k-21.2%3.3
Rate-rise correction2023–2023£441k£441k+0%1
Current market2024–2025£495k£450k-9.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.8%
District
1.8%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
4 min walk
Denmark Hill Rail StationThameslink · Southeastern
8 min walk
Peckham Rye Rail StationSoutheastern · Windrush
15 min walk
Queens Road Peckham Rail StationWindrush · Southern
26 min walk
Brixton Underground StationVictoria
27 min walk
No bus stops within 400m

45

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria ★33 min
Waterloo40 min ↑
Canary Wharf41 min ↓
City44 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

33

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)4
Nearest car park134m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Disabled· no
190m

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: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 12.0 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

14 min walk

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 548 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 868 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

14

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Cherry Tree (397 m)

Nearest supermarketM&S Food · 351 m
4 tennis courts1 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

1

Libraries (1km)

1

Cinemas (2km)

1.4km

Post office

Nearby shops

Payless Food & Wine276 m
Tesco Express576 m
Spring Social Supermarket782 m
Nisa Local798 m

Nearby cafes

Starbucks202 m
Golden Yoke420 m
Nido432 m
Blackbird Bakery447 m

Nearby restaurants

Morley's252 m
Domino's303 m
Pret A Manger355 m
Il Mirto404 m

Nearby pubs

The Cherry Tree397 m
The Fox on the Hill450 m
George Canning503 m
The Phoenix635 m

Nearby gyms

Bodylift257 m
HS Fitness Studio417 m
JAGS Sports Club944 m
FitFor948 m

Nearby pharmacies

V E Lettsom Pharmacy788 m

Nearby health

Denmark Hill Dental Surgery523 m
Tessa Jowell Health Centre548 m
Maudsley Hospital747 m
Denmark Hill Smiles801 m
Food hygiene (5-star)73% of 48

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

55

Investment score

Good

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
4.8% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score18/100
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

57.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,535m
Crossrail 2 route5,353m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,531 nationally

1,345

Est. population

13,529/km²

65%

Employed

52%

Degree educated

£46,100

Median income

8.4%

Claimant rate

Urban coreHigh densityMixed

40

Community stability

Age profile

28%
26%
24%
15%
Under 1828%
18–3426%
35–4924%
50–6415%
65+7%

Tenure

18%
17%
54%
Own outright9%
Own (mortgage)18%
Private rent17%
Social rent54%
Shared ownership2%
Rent free0%

Ethnicity

25%
42%
White British25%
White Other10%
Asian10%
Black42%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine21%
No car household56%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent54%
Private rent17%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
43
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
24
Local approval rate
90%
Borough approval rate
89%
Historic landfill (400m)
1
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)
12
Largest scheme
151 homes · LAND AT FORMER ST.FRANCIS HOSPITAL, LAND AT FORMER ST.FRANCIS HOSPITAL, ST FRANCIS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

LAND AT FORMER ST.FRANCIS HOSPITAL, LAND AT FORMER ST.FRANCIS HOSPITAL, ST FRANCIS ROAD, SE22151 homes
completed
Part of East Dulwich Estate, Part of East Dulwich Estate, Dog Kennel Hill, Quorn Road and Pitcheley Road, SE2245 homes
completed
201-211, 201-211, CAMBERWELL GROVE, SE535 homes
completed
FORMER ST FRANCIS HOSPITAL SITE, FORMER ST FRANCIS HOSPITAL SITE, ST FRANCIS ROAD, SE2229 homes
completed
18 - 22, 18 - 22, Grove Vale, Railway Rise, SE22 8EF20 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
44%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Sarah KingLabour
Bill WilliamsLabour

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Key facts for SE22 8AA

Full postcodeSE22 8AA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.463868
Longitude-0.083394
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