Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45857, -0.07478

SE22 8EP— Goose Green, Southwark

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 51/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
70
Schools
90
Transport
51
Environment
53
Investment
56

The bottom line

SE22 8EP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE22 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+33.3% vs London avg
vs London crime+101.0% vs London avg

Deep-dive guides for SE22 8EP

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

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Postcode Personality

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“High-connectivity investment target”

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How SE22 8EP 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 · 4 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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

130.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other38%
Violence & sexual offences18%
Vehicle crime13%
Anti-social behaviour12%
Theft9%
Robbery6%
Burglary4%
Drug offences1%

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 · 1.7km

Crime is +101% above 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£7,951/m²
Price per ft²£739/ft²
Avg floor area54.6 m²

EPC breakdown

C
18%
D
10%
E
2%
F
1%
G
2%

Based on 33 properties · Confidence: high

Street mix

Semi 3%Terraced 39%Flat 39%Other 18%

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£136,500
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 DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+4.9%

Total change

+287%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.9%

per year

Acceleration

+20.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £50k–£75k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached3.8%
Terraced46.2%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£130k£175k+34.6%2.2
Post-dot-com plateau2001–2004£60k£225k+275%1.2
Pre-crash peak2005–2007£119k£215k+80.3%1.5
GFC & correction2009–2011£237k£269k+13.6%1.5
Help-to-Buy recovery2016–2016£286k£286k+0%1
Brexit uncertainty2019–2019£545k£545k+0%2
Rate-rise correction2022–2022£470k£470k+0%1
Current market2025–2025£503k£503k+0%2

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
4.8%
District
4.8%
Terraced+0% α
Local
-13.8%
District
-13.8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
6 min walk
Peckham Rye Rail StationSoutheastern · Windrush
17 min walk
Denmark Hill Rail StationSoutheastern · Windrush
18 min walk
Queens Road Peckham Rail StationSouthern · Windrush
26 min walk
Honor Oak Park Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

51

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria42 min ↑
Waterloo51 min ↑
Canary Wharf48 min ↑
City48 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park593m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Disabled· no
752m

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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.8 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

22 min walk

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 408 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

39

Restaurants (800m)

23

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

26

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 490 m
19 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Brothers Fruit & Vegetables286 m
Payless Food & Wine564 m

Nearby cafes

Amalfi31 m
Bon74 m
Soderberg100 m
Joe & The Juice138 m

Nearby restaurants

Kartuli2 m
CHI17 m
Kix Bar19 m
Chipotle39 m

Nearby pubs

The Palmerston70 m
The Bishop132 m
East Dulwich Tavern202 m
The Actress258 m

Nearby gyms

Casa Cora166 m
FitFor239 m
Push Studios285 m
East Dulwich Leisure Centre309 m

Nearby health

Tessa Jowell Health Centre405 m
Food hygiene (5-star)67% of 144

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

56

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

67.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,737m
Crossrail 2 route6,157m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,944 nationally

1,655

Est. population

14,460/km²

75%

Employed

68%

Degree educated

£56,000

Median income

4.7%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

22%
27%
26%
17%
Under 1822%
18–3427%
35–4926%
50–6417%
65+9%

Tenure

22%
32%
33%
14%
Own outright22%
Own (mortgage)32%
Private rent33%
Social rent14%
Shared ownership0%

Ethnicity

57%
14%
White British57%
White Other14%
Asian5%
Black12%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household39%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent33%
Social rent14%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
41
Planning apps (3 years)
36
Local approval rate
90%
Borough approval rate
89%
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)
20
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

2-2A, 2-2A, CRYSTAL PALACE ROAD, SE22 9HB22 homes
completed
41-43 EAST DULWICH ROAD,, 41-43 EAST DULWICH ROAD,, DULWICH ROAD, SE22 9BY10 homes
completed
75, 75, CRYSTAL PALACE ROAD, SE2210 homes
completed
56-62 Lordship Lane SE2210 homes
completed
97, 97, CRYSTAL PALACE ROAD, SE22 9EY9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.6%
Ward turnout
51%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

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Key facts for SE22 8EP

Full postcodeSE22 8EP
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.458574
Longitude-0.074778
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