Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46497, -0.08204

SE22 8AF— Champion Hill, Southwark

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

The practical family move

 

Schools 100%Safety 83/100Transport 54/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
83
Schools
60
Transport
54
Environment
47
Investment
60

The bottom line

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

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Location

SE22 8AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for SE22 8AF

🛡️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 8AF 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 · 1 min walk

KS2: 106.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 8 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.0 incidents per 1,000 residents

Better than 62% of London
→ Stable

-53% vs borough

Crime by type

Violence & sexual offences36%
Other20%
Anti-social behaviour19%
Vehicle crime7%
Theft6%
Drug offences5%
Burglary5%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.0km

Crime is 21% 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£5,506/m²
Price per ft²£511/ft²
Avg floor area56.9 m²

EPC breakdown

B
1%
C
7%
D
2%

Based on 10 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£142,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (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

2011–2025 · CAGR

+5.1%

Total change

+99%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.6%

per year

Acceleration

+28.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£175k£175k+0%1
Help-to-Buy recovery2015–2015£250k£250k+0%1
Brexit uncertainty2017–2019£281k£225k-19.9%1.5
Current market2024–2025£250k£349k+39.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

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
5 min walk
Denmark Hill Rail StationThameslink · Southeastern
8 min walk
Peckham Rye Rail StationSoutheastern · Windrush
13 min walk
Queens Road Peckham Rail StationWindrush · Southern
25 min walk
Brixton Underground StationVictoria
29 min walk
No bus stops within 400m

43

Walkability score

90

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

33

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)4
Nearest car park280m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Disabled· no
335m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.9 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): 1

Landslide susceptibility: Low

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

13 min walk

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 895 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

16

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Cherry Tree (432 m)

Nearest supermarketM&S Food · 407 m
4 tennis courts

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)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Payless Food & Wine332 m
Tesco Express607 m
Spring Social Supermarket657 m
Nisa Local673 m

Nearby cafes

Starbucks355 m
Dudleys401 m
Golden Yoke446 m
Blackbird Bakery475 m

Nearby restaurants

Morley's326 m
Domino's369 m
Pret A Manger400 m
Chern Thai444 m

Nearby pubs

The Cherry Tree432 m
George Canning446 m
The Fox on the Hill522 m
The Phoenix629 m

Nearby gyms

Bodylift330 m
HS Fitness Studio445 m
Gaia Pilates752 m
East Dulwich Leisure Centre842 m

Nearby pharmacies

V E Lettsom Pharmacy662 m

Nearby health

Denmark Hill Dental Surgery631 m
Tessa Jowell Health Centre639 m
Maudsley Hospital729 m
Kings Dental Clinic1.0 km
Food hygiene (5-star)71% of 49

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

60

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,381m
Crossrail 2 route5,379m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,120 nationally

1,587

Est. population

30,000/km²

59%

Employed

46%

Degree educated

£46,100

Median income

7.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

29%
25%
22%
17%
Under 1829%
18–3425%
35–4922%
50–6417%
65+7%

Tenure

16%
68%
Own outright3%
Own (mortgage)16%
Private rent12%
Social rent68%
Shared ownership1%
Rent free0%

Ethnicity

22%
48%
White British22%
White Other8%
Asian8%
Black48%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine25%
No car household59%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent68%
Private rent12%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
42
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
27
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)
16
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)

GROVE VALE DEPOT SITE, GROVE VALE DEPOT SITE, VALE END, SE2289 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
18 - 22, 18 - 22, Grove Vale, Railway Rise, SE22 8EF20 homes
completed
Land Adjoining 6 Dog Kennel Hill London SE22 8AA, SE22 8AA19 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 8AF

Full postcodeSE22 8AF
Postcode districtSE22
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.464970
Longitude-0.082038
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