Goose Green · Southwark · Peckham constituency · 51.46179, -0.07633

SE22 8EN— Goose Green, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 51/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
80
Schools
90
Transport
51
Environment
46
Investment
62

The bottom line

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

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Location

SE22 8EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE22 8EN

🛡️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 8EN 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 · 1 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

Nell Gwynn Nursery School

Good · 21 min walk

8 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.4km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,322/m²
Price per ft²£494/ft²
Avg floor area73.1 m²

EPC breakdown

C
9%
D
18%
E
4%

Based on 31 properties · Confidence: high

Street mix

Semi 2%Terraced 12%Flat 87%

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£182,750
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)
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

1998–2025 · CAGR

+5.4%

Total change

+313%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.9%

per year

Acceleration

+13.56

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached1.8%
Terraced12.3%
Flat/maisonette86%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£67k£115k+72.3%3.3
Post-dot-com plateau2002–2004£135k£124k-8.5%2.7
Pre-crash peak2005–2007£168k£218k+29.5%4.3
GFC & correction2008–2012£170k£325k+91.2%1.5
Help-to-Buy recovery2013–2015£308k£535k+74%2.3
Brexit uncertainty2019–2019£415k£415k+0%2
Pandemic surge2021–2021£406k£406k+0%2
Rate-rise correction2022–2023£470k£580k+23.4%2.5
Current market2024–2025£363k£276k-23.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.9%
District
4.9%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
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
4 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
13 min walk
Denmark Hill Rail StationSoutheastern · Windrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
23 min walk
Honor Oak Park Rail StationSouthern · Windrush
31 min walk
No bus stops within 400m

57

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

1.9 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park483m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Disabled· no
529m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 3.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below 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

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 404 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

46

Restaurants (800m)

23

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 256 m
12 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
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 & Wine296 m
Brothers Fruit & Vegetables634 m
Food & Wine819 m
Jaffa Food Store922 m

Nearby cafes

Blackbird Bakery148 m
Golden Yoke158 m
Chilli & Garlic182 m
GAIL's183 m

Nearby restaurants

Mirash Tandoori99 m
Hong Hong153 m
Maxi Pizza153 m
Chern Thai167 m

Nearby pubs

East Dulwich Tavern181 m
The Cherry Tree189 m
The Bishop247 m
The Palmerston438 m

Nearby gyms

HS Fitness Studio162 m
East Dulwich Leisure Centre324 m
Bodylift332 m
Casa Cora531 m

Nearby pharmacies

V E Lettsom Pharmacy1.1 km

Nearby health

Tessa Jowell Health Centre400 m
Food hygiene (5-star)67% of 146

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

62

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
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

70.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,484m
Crossrail 2 route5,895m

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)
9
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
45
Planning apps (3 years)
34
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)
25
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

GROVE VALE DEPOT SITE, GROVE VALE DEPOT SITE, VALE END, SE2289 homes
completed
18 - 22, 18 - 22, Grove Vale, Railway Rise, SE22 8EF20 homes
completed
Edf Substation 15 Grove Vale London SE2214 homes
completed
56-62 Lordship Lane SE2210 homes
completed
41-43 EAST DULWICH ROAD,, 41-43 EAST DULWICH ROAD,, DULWICH ROAD, SE22 9BY10 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 8EN

Full postcodeSE22 8EN
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.461792
Longitude-0.076327
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