Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46032, -0.08179

SE22 8FA— Champion Hill, Southwark

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

The family fortress

 

Schools 100%Safety 76/100Transport 53/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
53
Environment
52
Investment
30

The bottom line

SE22 8FA 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 8FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE22 8FA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE22 8FA 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 · 5 min walk

KS2: 103.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 2 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 · 28 min walk

7 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.5km

Crime is +42% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,235/m²
Price per ft²£858/ft²
Avg floor area113.7 m²

EPC breakdown

B
7%

Based on 7 properties · Confidence: low

Street mix

Terraced 88%Detached 13%

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£284,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.20 W/m²K
RoofAverage thermal transmittance 0.16 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2025 · CAGR

+1.7%

Total change

+7%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.1%

per year

Acceleration

+0.00

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached12.5%
Terraced87.5%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£980k£980k+0%7
Current market2025–2025£1.05m£1.05m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
13 min walk
Peckham Rye Rail StationSoutheastern · Windrush
17 min walk
Queens Road Peckham Rail StationWindrush · Southern
28 min walk
Brixton Underground StationVictoria
29 min walk
No bus stops within 400m

59

Walkability score

105

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

12

Car parks (800m)

2

EV chargers (800m)

Nearest car park183m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Disabled· no
256m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier 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 AONB29% green spaceTree canopy: 31%
More green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 12.0 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): 3

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

19 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 144 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

113

Parks (1km)

25

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

41

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 185 m
33 tennis courts3 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)

1.1km

Post office

Nearby shops

Payless Food & Wine220 m
Brothers Fruit & Vegetables622 m
Tesco Express927 m
Taylor's Grocery1.1 km

Nearby cafes

Nido153 m
Piece of Cake223 m
Golden Yoke264 m
Blackbird Bakery266 m

Nearby restaurants

Il Mirto143 m
Domino's183 m
Morley's202 m
Pret A Manger212 m

Nearby pubs

The Cherry Tree237 m
East Dulwich Tavern471 m
The Bishop481 m
The Palmerston545 m

Nearby gyms

Bodylift200 m
HS Fitness Studio260 m
Push Studios560 m
FitFor565 m

Nearby pharmacies

Rumsey Pharmacy1.1 km
V E Lettsom Pharmacy1.2 km

Nearby health

Tessa Jowell Health Centre144 m
Denmark Hill Dental Surgery741 m
Food hygiene (5-star)75% of 75

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

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

57.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,818m
Crossrail 2 route5,635m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
27
Local approval rate
97%
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

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Key facts for SE22 8FA

Full postcodeSE22 8FA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.460317
Longitude-0.081787
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