Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46133, -0.08160

SE22 8DE— Champion Hill, Southwark

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

The family fortress

 

Schools 100%Safety 76/100Transport 54/100Low yield 2.18%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
76
Schools
60
Transport
54
Environment
51
Investment
45

The bottom line

SE22 8DE offers exceptional schools (100% Good/Outstanding) and low crime at £1,001,000 median — a strong choice for Families.

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Location

SE22 8DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+92.5% vs London avg
vs London income+9.8% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for SE22 8DE

🛡️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 8DE 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 · 6 min walk

KS2: 106.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 3 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.2 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

-15% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Theft13%
Vehicle crime13%
Anti-social behaviour11%
Robbery7%
Burglary1%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.4km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,001,000

Median sale price

Top 25% — 93% above London median

£1,001,000 is 93% above the London median (£520,000)

+6.0%

This year

Terraced

Dominant type

Price history

5-year change
+14.4%
Sales (24 months)5
New build0.0%
Avg terraced£1,198,000
Avg flat£720,500
Price per m²£12,163/m²
Price per ft²£1,130/ft²
Avg floor area85.5 m²

EPC breakdown

C
17%
D
20%
E
7%
F
1%

Based on 45 properties · Confidence: high

Street mix

Semi 2%Terraced 72%Detached 2%Flat 24%Other 1%

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

Stamp duty

Standard buyer£41,350
First-time buyerFTB
£41,350
Additional propertyBTL/2nd
£71,380

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

21.7×

Price-to-income

£5,007/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£213,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.6%

Total change

+994%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.1%

per year

Acceleration

-73.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 115 sales

Property Type Mix

Total: 115 sales

Detached1.7%
Semi-detached1.7%
Terraced74.8%
Flat/maisonette21.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£190k+122.2%5.6
Post-dot-com plateau2001–2004£242k£177k-27%3.5
Pre-crash peak2005–2007£287k£465k+62%5
GFC & correction2008–2012£310k£551k+77.8%3
Help-to-Buy recovery2013–2016£463k£810k+74.9%5
Brexit uncertainty2017–2019£697k£965k+38.5%1.7
Pandemic surge2020–2021£348k£875k+151.4%3
Rate-rise correction2022–2023£878k£594k-32.3%2
Current market2024–2025£997k£936k-6.1%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
10.2%
District
10.2%
Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
1 min walk
Denmark Hill Rail StationThameslink · Southeastern
12 min walk
Peckham Rye Rail StationSoutheastern · Windrush
16 min walk
Queens Road Peckham Rail StationWindrush · Southern
27 min walk
Brixton Underground StationVictoria
29 min walk
No bus stops within 400m

58

Walkability score

92

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

14

Car parks (800m)

2

EV chargers (800m)

Nearest car park122m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Disabled· no
187m

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 AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Croham Hurst SSSI — 12.1 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

18 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 240 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

120

Parks (1km)

21

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

39

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 115 m
32 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)

1.2km

Post office

Nearby shops

Payless Food & Wine116 m
Brothers Fruit & Vegetables703 m
Tesco Express852 m
Spring Social Supermarket1.1 km

Nearby cafes

Nido148 m
Golden Yoke212 m
Blackbird Bakery226 m
Starbucks232 m

Nearby restaurants

Domino's86 m
Morley's90 m
Il Mirto121 m
Pret A Manger140 m

Nearby pubs

The Cherry Tree181 m
East Dulwich Tavern470 m
The Bishop496 m
The Palmerston597 m

Nearby gyms

Bodylift89 m
HS Fitness Studio208 m
FitFor644 m
Push Studios645 m

Nearby pharmacies

V E Lettsom Pharmacy1.1 km

Nearby health

Tessa Jowell Health Centre238 m
Denmark Hill Dental Surgery701 m
Food hygiene (5-star)75% of 69

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.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

71.6

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,714m
Crossrail 2 route5,595m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,317 nationally

1,627

Est. population

5,300/km²

73%

Employed

60%

Degree educated

£46,100

Median income

5.1%

Claimant rate

Inner cityMedium densityYoung professionals

44

Community stability

Age profile

25%
24%
27%
19%
Under 1825%
18–3424%
35–4927%
50–6419%
65+6%

Tenure

14%
28%
20%
37%
Own outright14%
Own (mortgage)28%
Private rent20%
Social rent37%
Shared ownership0%
Rent free0%

Ethnicity

40%
15%
19%
White British40%
White Other15%
Asian12%
Black19%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine14%
No car household53%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Social rent37%
Private rent20%

vs. London

Income vs London+9.8%
Price vs London+92.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
42
Planning apps (3 years)
27
Local approval rate
98%
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)
6
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,001,000)

£41,350

Standard buyer

£41,350

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE22 8DE

Full postcodeSE22 8DE
Postcode districtSE22
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.461330
Longitude-0.081601
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