Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46233, -0.08036

SE22 8BJ— Champion Hill, Southwark

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

The practical family move

 

Schools 100%Safety 83/100Transport 58/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
83
Schools
90
Transport
58
Environment
49
Investment
57

The bottom line

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

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Location

SE22 8BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE22 8BJ

🛡️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 8BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Goose Green Primary and Nursery School

Good · Inspected Jan 2020 · 3 min walk

KS2: 103.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 4 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 25 min walk

7 primaries · 2 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.3km

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£6,260/m²
Price per ft²£582/ft²
Avg floor area67 m²

EPC breakdown

C
3%
D
1%

Based on 4 properties · Confidence: low

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£167,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

2006–2025 · CAGR

+5.4%

Total change

+169%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.7%

per year

Acceleration

-6.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£142k£175k+23.2%1
GFC & correction2011–2011£183k£183k+0%1
Help-to-Buy recovery2013–2016£250k£383k+53%1
Pandemic surge2020–2020£410k£410k+0%1
Current market2024–2025£410k£383k-6.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

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
1 min walk
Denmark Hill Rail StationThameslink · Southeastern
11 min walk
Peckham Rye Rail StationSoutheastern · Windrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
25 min walk
Brixton Underground StationVictoria
30 min walk
No bus stops within 400m

58

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

1.7 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

17

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park214m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Disabled· no
247m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% of London
NoiseMEDIUM
road · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.3 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

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

16 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 339 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

26

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

26

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 91 m
19 tennis courts2 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

1

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Payless Food & Wine24 m
Brothers Fruit & Vegetables758 m
Tesco Express847 m
Spring Social Supermarket961 m

Nearby cafes

Golden Yoke149 m
Blackbird Bakery175 m
Nido182 m
Starbucks296 m

Nearby restaurants

Morley's60 m
Domino's63 m
Pret A Manger86 m
Chern Thai143 m

Nearby pubs

The Cherry Tree125 m
East Dulwich Tavern430 m
The Bishop474 m
The Palmerston616 m

Nearby gyms

Bodylift58 m
HS Fitness Studio146 m
East Dulwich Leisure Centre608 m
FitFor697 m

Nearby pharmacies

V E Lettsom Pharmacy966 m

Nearby health

Tessa Jowell Health Centre336 m
Denmark Hill Dental Surgery750 m
Food hygiene (5-star)70% of 81

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

57

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score22/100
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

60.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,575m
Crossrail 2 route5,619m

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)
25
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
33
Local approval rate
95%
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)
7
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
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
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 8BJ

Full postcodeSE22 8BJ
Postcode districtSE22
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.462326
Longitude-0.080364
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