Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.45212, -0.07774

SE22 8LU— Dulwich Village, Southwark

Location and area intelligence for SE22 8LU, Dulwich Village, Southwark

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 39/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
69
Safety
84
Schools
60
Transport
39
Environment
67
Investment
59

The bottom line

SE22 8LU 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 8LU

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 8LU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE22 8LU 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 · 5 min walk

KS2: 105.6

—

Secondary

The Charter School East Dulwich

Not yet inspected · 10 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 29 min walk

7 primaries · 2 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.4km

Crime is 38% below London average

Property

Prices, sales volume and market trends

Avg floor area99 m²

EPC breakdown

D
1%
F
1%

Based on 2 properties · Confidence: very_low

Street mix

Semi 33%Detached 67%

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£247,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band EAnnual charge £2,100
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2017 · CAGR

+12%

Total change

+869%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.8%

per year

Acceleration

-1.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Detached66.7%
Semi-detached33.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£96k£140k+46.6%1.5
Pre-crash peak2006–2006£425k£425k+0%1
GFC & correction2012–2012£630k£630k+0%1
Brexit uncertainty2017–2017£925k£925k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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

28

Walkability score

17

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park577m
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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Croham Hurst SSSI — 11.1 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): 5

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

31 min walk

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 820 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

20

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

34

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.1 km
28 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

553m

Post office

Nearby shops

Brothers Fruit & Vegetables461 m
Taylor's Grocery557 m
Proud Sow632 m
SimplyFresh637 m

Nearby cafes

The Plough Cafe273 m
Boulangerie Jade486 m
Johnny's Cafe510 m
Au Ciel540 m

Nearby restaurants

Rajah Rowing Team316 m
Hanush323 m
Joseph's Fish & Chips344 m
Victus & Bibo356 m

Nearby pubs

The Lordship Pub282 m
The Castle304 m
The Plough381 m
Dynamic Vines476 m

Nearby gyms

Push Studios476 m
FitFor512 m
Casa Cora665 m
North Dulwich Lawn Tennis Club702 m

Nearby pharmacies

Rumsey Pharmacy552 m

Nearby health

Tessa Jowell Health Centre820 m
Food hygiene (5-star)58% of 88

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

59

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 score23/100
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

47.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,460m
Crossrail 2 route6,308m

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
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
56
Planning apps (3 years)
26
Local approval rate
95%
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)
5
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
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 homes
completed
236 & 240, 236 & 240, LORDSHIP LANE, SE22 8LT7 homes
completed
Heber Arms P.H., 3, Heber Arms P.H., 3, Heber Road, SE227 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
19.7%
Ward turnout
62%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Margy NewensLabour and Co-operative Party
Richard Michael LeemingLabour and Co-operative Party

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Key facts for SE22 8LU

Full postcodeSE22 8LU
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.452121
Longitude-0.077741
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