Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45388, -0.07726

SE22 8JF— Goose Green, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 41/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
69
Safety
85
Schools
60
Transport
41
Environment
55
Investment
48

The bottom line

SE22 8JF offers exceptional schools (100% Good/Outstanding) and low crime at £523,250 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE22 8JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+0.6% vs London avg
vs London income+33.3% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for SE22 8JF

🛡️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 8JF 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 · 2 min walk

KS2: 105.6

—

Secondary

The Charter School East Dulwich

Not yet inspected · 8 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

Dulwich Wood Nursery School

Not inspected · 31 min walk

8 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.2km

Crime is 39% below 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.

£523,250

Median sale price

Above London median by 1%

£523,250 is 1% above the London median (£520,000)

-10.6%

This year

Flat

Dominant type

Price history

5-year change
-19.4%
Sales (24 months)6
New build0.0%
Avg terraced£1,172,500
Avg flat£468,250
Price per m²£7,109/m²
Price per ft²£660/ft²
Avg floor area77.9 m²

EPC breakdown

C
10%
D
25%
E
1%
F
2%

Based on 38 properties · Confidence: high

Street mix

Terraced 31%Flat 68%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£13,662
First-time buyerFTB
£4,912
Additional propertyBTL/2nd
£29,360

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

9.3×

Price-to-income

£2,618/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£194,750
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

1995–2025 · CAGR

+8.9%

Total change

+1191%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.7%

per year

Acceleration

+16.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 74 sales

Property Type Mix

Total: 74 sales

Terraced32.4%
Flat/maisonette67.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£81k+21.8%1.6
Post-dot-com plateau2001–2004£85k£237k+178.8%2
Pre-crash peak2005–2007£153k£360k+136.1%4.7
GFC & correction2009–2012£342k£200k-41.5%3.3
Help-to-Buy recovery2013–2015£370k£345k-6.8%6
Brexit uncertainty2017–2019£330k£375k+13.6%2.7
Pandemic surge2020–2020£585k£585k+0%1
Rate-rise correction2022–2023£525k£361k-31.3%3
Current market2024–2025£528k£858k+62.7%3.5

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
7.2%
District
7.2%
Terraced+0% α
Local
10.3%
District
10.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing13
Trend Position10

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
11 min walk
Denmark Hill Rail StationThameslink · Southeastern
23 min walk
Peckham Rye Rail StationSoutheastern · Windrush
23 min walk
Honor Oak Park Rail StationSouthern · Windrush
28 min walk
Forest Hill Rail StationWindrush · Southern
29 min walk
No bus stops within 400m

36

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

1.9 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park731m
Santander docks (800m)0
Nearest cycle dock1.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 4.5 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 11.3 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): 4

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

28 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 643 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

33

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

32

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 874 m
25 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

655m

Post office

Nearby shops

Brothers Fruit & Vegetables265 m
Taylor's Grocery656 m
Proud Sow778 m
SimplyFresh784 m

Nearby cafes

Boulangerie Jade290 m
Johnny's Cafe314 m
Kanella and Co386 m
Joe & The Juice416 m

Nearby restaurants

Mr Lui Peking Cuisine168 m
Spinach235 m
Firezza To You240 m
Franklins246 m

Nearby pubs

The Lordship Pub85 m
Dynamic Vines280 m
The Castle342 m
The Great Exhibition401 m

Nearby gyms

Push Studios278 m
FitFor314 m
Casa Cora481 m
North Dulwich Lawn Tennis Club685 m

Nearby pharmacies

Rumsey Pharmacy655 m

Nearby health

Tessa Jowell Health Centre645 m
Food hygiene (5-star)61% of 117

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

48

Investment score

Moderate

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score26/100
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

67.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,275m
Crossrail 2 route6,247m

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%
Price vs London+0.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
61
Planning apps (3 years)
29
Local approval rate
93%
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)
9
Largest scheme
11 homes · 357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE22
Pipeline pressure
NONE

Named schemes (500m)

357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE2211 homes
completed
265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
55, 55, SILVESTER ROAD, LONDON, SE22 9PA8 homes
completed
84-90, 84-90, LORDHSIP LANE, SE22 8HF8 homes
completed
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£523,250)

£13,662

Standard buyer

£4,912

First-time buyer

Save £8,750

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 8JF

Full postcodeSE22 8JF
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.453876
Longitude-0.077264
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