Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45492, -0.07673

SE22 8HA— Goose Green, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 43/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
70
Safety
85
Schools
60
Transport
43
Environment
55
Investment
61

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE22 8HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+33.3% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for SE22 8HA

🛡️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🔒 Very Safe

“The practical family move”

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How SE22 8HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harris Primary Academy East Dulwich

Not yet inspected · 1 min walk

KS2: 105.6

—

Secondary

The Charter School East Dulwich

Not yet inspected · 7 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 · 30 min walk

9 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

39.5 incidents per 1,000 residents

Better than 71% of London
→ Stable

-64% vs borough

Crime by type

Other25%
Vehicle crime23%
Violence & sexual offences21%
Anti-social behaviour16%
Theft10%
Drug offences3%
Robbery1%
Burglary1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.1km

Crime is 39% below 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£6,458/m²
Price per ft²£600/ft²
Avg floor area55.6 m²

EPC breakdown

C
24%
D
9%
E
3%

Based on 36 properties · Confidence: high

Street mix

Terraced 12%Flat 76%Other 12%

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£139,000
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

1997–2026 · CAGR

+6.1%

Total change

+456%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.1%

per year

Acceleration

-103.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 32 sales

Property Type Mix

Total: 32 sales

Terraced15.6%
Flat/maisonette84.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£63k£80k+27%1.7
Post-dot-com plateau2001–2004£117k£443k+279.8%1.7
Pre-crash peak2005–2007£157k£420k+167.5%1.3
GFC & correction2010–2012£180k£190k+5.5%1.3
Help-to-Buy recovery2013–2016£338k£573k+69.6%2
Brexit uncertainty2017–2017£500k£500k+0%1
Pandemic surge2020–2021£560k£430k-23.2%1
Rate-rise correction2022–2022£350k£350k+0%5
Current market2024–2026£575k£350k-39.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

73out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing19
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
10 min walk
Denmark Hill Rail StationThameslink · Southeastern
21 min walk
Peckham Rye Rail StationSoutheastern · Windrush
22 min walk
Honor Oak Park Rail StationSouthern · Windrush
28 min walk
Forest Hill Rail StationWindrush · Southern
30 min walk
No bus stops within 400m

39

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

2.0 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

0

Car parks (800m)

0

EV chargers (800m)

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

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 11.4 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

27 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 553 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

79

Parks (1km)

39

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

30

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 771 m
23 tennis courts1 swimming pools2 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

2

Libraries (1km)

0

Cinemas (2km)

749m

Post office

Nearby shops

Brothers Fruit & Vegetables143 m
Taylor's Grocery749 m
Payless Food & Wine846 m
Proud Sow887 m

Nearby cafes

Boulangerie Jade168 m
Johnny's Cafe192 m
Kanella and Co265 m
Joe & The Juice294 m

Nearby restaurants

Mr Lui Peking Cuisine53 m
Spinach113 m
Firezza To You119 m
Franklins125 m

Nearby pubs

The Lordship Pub37 m
Dynamic Vines158 m
The Great Exhibition346 m
The Palmerston360 m

Nearby gyms

Push Studios160 m
FitFor193 m
Casa Cora366 m
JAGS Sports Club719 m

Nearby pharmacies

Rumsey Pharmacy750 m

Nearby health

Tessa Jowell Health Centre554 m
Food hygiene (5-star)63% of 134

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

61

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 9% of London
Gentrification score28/100
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

66

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,156m
Crossrail 2 route6,226m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,050 nationally

1,848

Est. population

21,381/km²

73%

Employed

70%

Degree educated

£56,000

Median income

3.2%

Claimant rate

Inner cityVery high densityYoung professionals

47

Community stability

Age profile

23%
26%
28%
15%
Under 1823%
18–3426%
35–4928%
50–6415%
65+9%

Tenure

17%
42%
26%
15%
Own outright17%
Own (mortgage)42%
Private rent26%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

57%
13%
White British57%
White Other13%
Asian10%
Black10%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household32%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent26%
Social rent15%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
55
Planning apps (3 years)
27
Local approval rate
91%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
28 homes · 87-109, 87-109, HINDMANS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

56-62 Lordship Lane SE2210 homes
completed
265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
110a, 110a, Lordship Lane, SE228 homes
completed
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 homes
completed
55, 55, SILVESTER ROAD, LONDON, SE22 9PA8 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 8HA

Full postcodeSE22 8HA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.454919
Longitude-0.076731
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