Goose Green · Southwark · Peckham constituency · 51.46222, -0.07891

SE22 8DA— Goose Green, Southwark

Location and area intelligence for SE22 8DA, Goose Green, Southwark

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 54/100

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
80
Schools
90
Transport
54
Environment
49
Investment
64

The bottom line

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

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Location

SE22 8DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE22 8DA

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

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“The practical family move”

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How SE22 8DA 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 · 2 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.1 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-34% vs borough

Crime by type

Other23%
Anti-social behaviour17%
Violence & sexual offences17%
Vehicle crime15%
Theft13%
Burglary8%
Drug offences4%
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 +11% above London average

Property

Prices, sales volume and market trends

Avg floor area63.9 m²

EPC breakdown

B
4%
C
11%

Based on 15 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

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£159,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2011–2023 · CAGR

+3.7%

Total change

+55%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.6%

per year

Acceleration

-168.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£268k£197k-26.5%1.5
Help-to-Buy recovery2013–2016£346k£515k+48.8%1
Pandemic surge2021–2021£180k£180k+0%1
Rate-rise correction2022–2023£464k£415k-10.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9%
District
9%

CAGR over 10yr 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
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

East DulwichNational Rail
2 min walk
Denmark Hill Rail StationThameslink · Southeastern
12 min walk
Peckham Rye Rail StationSoutheastern · Windrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
25 min walk
Brixton Underground StationVictoria
31 min walk
No bus stops within 400m

60

Walkability score

89

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf40 min ↓
City46 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park309m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Disabled· no
348m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 31%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 12.2 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

17 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 346 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

35

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

27

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 106 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 & Wine114 m
Brothers Fruit & Vegetables712 m
Spring Social Supermarket992 m
Nisa Local1.0 km

Nearby cafes

Golden Yoke74 m
Blackbird Bakery102 m
Nido173 m
GAIL's315 m

Nearby restaurants

Chern Thai74 m
Hong Hong74 m
Pret A Manger79 m
Maxi Pizza102 m

Nearby pubs

The Cherry Tree73 m
East Dulwich Tavern339 m
The Bishop390 m
The Palmerston550 m

Nearby gyms

HS Fitness Studio74 m
Bodylift152 m
East Dulwich Leisure Centre509 m
FitFor651 m

Nearby pharmacies

V E Lettsom Pharmacy997 m

Nearby health

Tessa Jowell Health Centre342 m
Food hygiene (5-star)67% of 100

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

A

High street health

Investment

Investment grade, yield and market outlook

64

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
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

51.8

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,534m
Crossrail 2 route5,714m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,160 nationally

1,747

Est. population

8,060/km²

76%

Employed

69%

Degree educated

£46,600

Median income

4.2%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

19%
32%
24%
18%
Under 1819%
18–3432%
35–4924%
50–6418%
65+8%

Tenure

17%
28%
28%
25%
Own outright17%
Own (mortgage)28%
Private rent28%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

57%
14%
15%
White British57%
White Other14%
Asian5%
Black15%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household49%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent28%
Social rent25%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
46
Planning apps (3 years)
33
Local approval rate
94%
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)
8
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
18 - 22, 18 - 22, Grove Vale, Railway Rise, SE22 8EF20 homes
completed
Edf Substation 15 Grove Vale London SE2214 homes
completed
36-38, 36-38, East Dulwich Grove, SE22 8PP8 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.6%
Ward turnout
51%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

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Key facts for SE22 8DA

Full postcodeSE22 8DA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.462221
Longitude-0.078914
Parliamentary constituencyPeckham
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