Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45438, -0.07811

SE22 8LS— Goose Green, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 42/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
70
Safety
84
Schools
60
Transport
42
Environment
55
Investment
60

The bottom line

SE22 8LS 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 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+33.3% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for SE22 8LS

🛡️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 8LS 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 · 7 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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
→ Stable

-63% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Vehicle crime18%
Anti-social behaviour15%
Burglary9%
Theft7%
Drug offences3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.2km

Crime is 38% below London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

D
1%
E
2%

Based on 3 properties · Confidence: low

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

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£153,250
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)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,100
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+7.1%

Total change

+419%

Market Activity

Price Velocity & Acceleration

Current Velocity

+163.5%

per year

Acceleration

+66.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£108k£108k+0%1
Post-dot-com plateau2001–2001£213k£213k+0%1
Rate-rise correction2022–2022£560k£560k+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
Below London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

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

39

Walkability score

45

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park737m
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 waterLOW
Low
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseLOW
none
Quieter than 70% of London
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: 43%
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): 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

27 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 571 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

93

Parks (1km)

36

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

37

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 807 m
27 tennis courts1 swimming pools4 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)

636m

Post office

Nearby shops

Brothers Fruit & Vegetables244 m
Taylor's Grocery636 m
Proud Sow778 m
SimplyFresh785 m

Nearby cafes

Boulangerie Jade268 m
Johnny's Cafe291 m
Kanella and Co354 m
Joe & The Juice383 m

Nearby restaurants

Mr Lui Peking Cuisine136 m
Spinach216 m
Firezza To You221 m
Franklins227 m

Nearby pubs

The Lordship Pub86 m
Dynamic Vines258 m
The Castle423 m
The Great Exhibition446 m

Nearby gyms

Push Studios237 m
FitFor281 m
Casa Cora475 m
North Dulwich Lawn Tennis Club622 m

Nearby pharmacies

Rumsey Pharmacy637 m

Nearby health

Tessa Jowell Health Centre571 m
Food hygiene (5-star)61% of 118

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

60

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
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

53.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,256m
Crossrail 2 route6,169m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,550 nationally

1,674

Est. population

6,008/km²

68%

Employed

70%

Degree educated

£56,000

Median income

1.8%

Claimant rate

Inner cityMedium densityYoung professionals

52

Community stability

Age profile

25%
18%
22%
23%
13%
Under 1825%
18–3418%
35–4922%
50–6423%
65+13%

Tenure

31%
39%
21%
Own outright31%
Own (mortgage)39%
Private rent21%
Social rent9%
Shared ownership1%

Ethnicity

67%
13%
White British67%
White Other13%
Asian5%
Black5%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine9%
No car household29%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent21%
Social rent9%

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)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
62
Planning apps (3 years)
32
Local approval rate
94%
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)
11
Largest scheme
11 homes · 357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE22
Pipeline pressure
NONE

Named schemes (500m)

265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
84-90, 84-90, LORDHSIP LANE, SE22 8HF8 homes
completed
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 homes
completed
110a, 110a, Lordship Lane, SE228 homes
completed
Heber Arms P.H., 3, Heber Arms P.H., 3, Heber Road, SE227 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
18,789
Constituency
Dulwich and West Norwood

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

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Key facts for SE22 8LS

Full postcodeSE22 8LS
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.454384
Longitude-0.078106
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