Goose Green · Southwark · Peckham constituency · 51.46283, -0.07885

SE22 8DF— Goose Green, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 53/100Yield 4.60%

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
90
Transport
53
Environment
48
Investment
58

The bottom line

SE22 8DF offers exceptional schools (100% Good/Outstanding) and low crime at £475,000 median — a strong choice for Families.

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Location

SE22 8DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income+11.0% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE22 8DF

🛡️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 8DF 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 · 5 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 · 25 min walk

7 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.2km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

-1.0%

This year

Flat

Dominant type

Price history

5-year change
+5.6%
Sales (24 months)9
New build0.0%
Avg terraced£967,500
Avg flat£470,000
Price per m²£5,807/m²
Price per ft²£539/ft²
Avg floor area83.6 m²

EPC breakdown

B
8%
C
44%
D
3%

Based on 55 properties · Confidence: high

Street mix

Terraced 31%Flat 69%

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£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

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

10.2×

Price-to-income

£2,376/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£209,000
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2026 · CAGR

+3.4%

Total change

+116%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-20.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 156 sales

Property Type Mix

Total: 156 sales

Terraced31.4%
Flat/maisonette68.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£220k£295k+34.3%34.5
Pre-crash peak2007–2007£286k£286k+0%12
GFC & correction2008–2012£290k£295k+1.7%6.2
Help-to-Buy recovery2013–2016£615k£496k-19.3%4.8
Brexit uncertainty2017–2019£483k£437k-9.4%1.3
Pandemic surge2020–2021£855k£450k-47.4%2
Rate-rise correction2022–2023£444k£431k-2.8%4
Current market2024–2026£405k£475k+17.3%3

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
3.9%
District
3.9%
Terraced+0% α
Local
4.4%
District
4.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing6
Trend Position100

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
13 min walk
Queens Road Peckham Rail StationWindrush · Southern
24 min walk
Brixton Underground StationVictoria
31 min walk
No bus stops within 400m

59

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

1.7 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park333m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Disabled· no
359m

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
rail · 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 AONB14% green spaceTree canopy: 58%
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 · 412 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

93

Parks (1km)

32

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

25

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 164 m
18 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)

1.4km

Post office

Nearby shops

Payless Food & Wine141 m
Brothers Fruit & Vegetables776 m
Spring Social Supermarket927 m
Nisa Local943 m

Nearby cafes

Golden Yoke139 m
Blackbird Bakery166 m
Nido239 m
GAIL's364 m

Nearby restaurants

Hong Hong138 m
Pret A Manger139 m
Chern Thai141 m
Maxi Pizza167 m

Nearby pubs

The Cherry Tree141 m
East Dulwich Tavern381 m
The Bishop437 m
The Gowlett585 m

Nearby gyms

HS Fitness Studio140 m
Bodylift178 m
East Dulwich Leisure Centre531 m
FitFor715 m

Nearby pharmacies

V E Lettsom Pharmacy933 m

Nearby health

Tessa Jowell Health Centre408 m
Food hygiene (5-star)71% of 102

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

58

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

75.2

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,473m
Crossrail 2 route5,686m

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%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
45
Planning apps (3 years)
32
Local approval rate
96%
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)
10
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£475,000)

£11,250

Standard buyer

£2,500

First-time buyer

Save £8,750

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 8DF

Full postcodeSE22 8DF
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.462831
Longitude-0.078845
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