Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.46068, -0.07668

SE22 8HT— Goose Green, Southwark

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

The practical family move

 

Schools 100%Safety 76/100Transport 56/100Low yield 2.92%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
56
Environment
45
Investment
49

The bottom line

SE22 8HT offers exceptional schools (100% Good/Outstanding) and low crime at £747,500 median — a strong choice for Families.

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Location

SE22 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+43.8% vs London avg
vs London income+18.8% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for SE22 8HT

🛡️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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“The practical family move”

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How SE22 8HT 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 · 4 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

Nell Gwynn Nursery School

Good · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.2 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

-10% vs borough

Crime by type

Other37%
Violence & sexual offences21%
Theft13%
Anti-social behaviour8%
Burglary7%
Vehicle crime6%
Robbery5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.5km

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£747,500

Median sale price

Top 25% — 44% above London median

£747,500 is 44% above the London median (£520,000)

+15.7%

This year

Terraced

Dominant type

Price history

5-year change
-22.9%
Sales (24 months)6
New build0.0%
Avg detached£572,500
Avg semi-detached£1,550,000
Avg terraced£890,000
Avg flat£710,000
Price per m²£8,974/m²
Price per ft²£834/ft²
Avg floor area88.6 m²

EPC breakdown

C
6%
D
15%
E
2%
G
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 8%Terraced 57%Detached 4%Flat 30%Other 1%

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

Stamp duty

Standard buyer£24,875
First-time buyerFTB
£24,875
Additional propertyBTL/2nd
£47,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.0×

Price-to-income

£3,739/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£221,500
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)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+8.5%

Total change

+1043%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.4%

per year

Acceleration

-24.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 72 sales

Property Type Mix

Total: 72 sales

Detached4.2%
Semi-detached8.3%
Terraced56.9%
Flat/maisonette30.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£188k+198.4%2.8
Post-dot-com plateau2002–2004£275k£250k-9.1%3.3
Pre-crash peak2005–2007£279k£463k+65.6%2.7
GFC & correction2008–2012£367k£479k+30.4%3
Help-to-Buy recovery2013–2016£313k£905k+189.1%2.8
Brexit uncertainty2019–2019£560k£560k+0%1
Pandemic surge2020–2021£950k£970k+2.1%1.5
Rate-rise correction2022–2023£1.14m£1.05m-7.9%2
Current market2024–2025£1.00m£720k-28.4%3

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
8.4%
District
8.4%
Terraced+0% α
Local
10.6%
District
10.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
4 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
14 min walk
Denmark Hill Rail StationSoutheastern · Windrush
15 min walk
Queens Road Peckham Rail StationWindrush · Southern
25 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 park472m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Disabled· no
531m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 3.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 12.1 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

19 min walk

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 310 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

42

Restaurants (800m)

21

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

28

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 249 m
21 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Payless Food & Wine314 m
Brothers Fruit & Vegetables512 m

Nearby cafes

GAIL's84 m
Chilli & Garlic88 m
Oru Space123 m
Chacarero127 m

Nearby restaurants

Mirash Tandoori59 m
Maxi Pizza142 m
Viet Flavours145 m
Franco Manca148 m

Nearby pubs

East Dulwich Tavern120 m
The Bishop160 m
The Cherry Tree191 m
The Palmerston327 m

Nearby gyms

HS Fitness Studio169 m
East Dulwich Leisure Centre326 m
Bodylift343 m
Casa Cora434 m

Nearby health

Tessa Jowell Health Centre306 m
Food hygiene (5-star)64% of 132

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

49

Investment score

Moderate

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

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

65.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,602m
Crossrail 2 route5,931m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,183 nationally

2,016

Est. population

9,290/km²

76%

Employed

71%

Degree educated

£49,900

Median income

3.2%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

16%
36%
25%
14%
Under 1816%
18–3436%
35–4925%
50–6414%
65+10%

Tenure

16%
30%
32%
21%
Own outright16%
Own (mortgage)30%
Private rent32%
Social rent21%
Shared ownership0%
Rent free0%

Ethnicity

59%
16%
White British59%
White Other16%
Asian6%
Black10%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household52%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent32%
Social rent21%

vs. London

Income vs London+18.8%
Price vs London+43.8%

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)
35
Local approval rate
91%
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)
19
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)

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
110a, 110a, Lordship Lane, SE228 homes
completed

Politics

Local councillors and MP

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

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£747,500)

£24,875

Standard buyer

£24,875

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE22 8HT

Full postcodeSE22 8HT
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.460682
Longitude-0.076676
Parliamentary constituencyLewisham West and East Dulwich
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