Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45748, -0.07569

SE22 8HF— Goose Green, Southwark

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

High-connectivity investment target

 

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

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
70
Schools
60
Transport
51
Environment
53
Investment
55

The bottom line

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

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SE22 8HF scores on each.

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Location

SE22 8HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE22 8HF

🛡️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

“High-connectivity investment target”

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How SE22 8HF 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 · 3 min walk

KS2: 105.6

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 26 min walk

10 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.8km

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£7,222/m²
Price per ft²£671/ft²
Avg floor area68.2 m²

EPC breakdown

B
1%
C
16%
D
9%
E
5%
F
4%
G
1%

Based on 36 properties · Confidence: high

Street mix

Semi 4%Terraced 35%Flat 46%Other 15%

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£170,500
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

1995–2024 · CAGR

+4.8%

Total change

+290%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.1%

per year

Acceleration

+72.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced40.9%
Flat/maisonette54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£125k£157k+25.2%1.6
Post-dot-com plateau2002–2004£150k£243k+62%2
Pre-crash peak2005–2005£146k£146k+0%3
GFC & correction2008–2012£200k£215k+7.5%1
Help-to-Buy recovery2016–2016£410k£410k+0%1
Pandemic surge2021–2021£1.10m£1.10m+0%1
Rate-rise correction2023–2023£435k£435k+0%1
Current market2024–2024£488k£488k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5%
District
5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

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

50

Walkability score

49

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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park704m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Disabled· no
776m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.7 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

23 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 392 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

73

Parks (1km)

38

Restaurants (800m)

23

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

28

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 542 m
21 tennis courts1 swimming pools2 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

2

Libraries (1km)

0

Cinemas (2km)

992m

Post office

Nearby shops

Brothers Fruit & Vegetables154 m
Payless Food & Wine618 m

Nearby cafes

Joe & The Juice3 m
Kanella and Co30 m
Johnny's Cafe107 m
Boulangerie Jade130 m

Nearby restaurants

Gourmet Burger Kitchen55 m
Olivelli74 m
Love Dulwich79 m
Yama Momo88 m

Nearby pubs

The Palmerston75 m
Dynamic Vines140 m
The Bishop258 m
The Actress295 m

Nearby gyms

FitFor103 m
Push Studios148 m
Casa Cora167 m
East Dulwich Leisure Centre444 m

Nearby health

Tessa Jowell Health Centre391 m
Food hygiene (5-star)65% of 133

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

55

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
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

68

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,874m
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)
45
Planning apps (3 years)
32
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)
18
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

56-62 Lordship Lane SE2210 homes
completed
110a, 110a, Lordship Lane, SE228 homes
completed
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 homes
completed
84-90, 84-90, LORDHSIP LANE, SE22 8HF8 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 8HF

Full postcodeSE22 8HF
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.457483
Longitude-0.075687
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