Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.44151, -0.06587

SE22 8NL— Dulwich Wood, Southwark

Location and area intelligence for SE22 8NL, Dulwich Wood, Southwark

The family fortress

 

Schools 100%Safety 78/100Transport 32/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
78
Schools
90
Transport
32
Environment
80
Investment
57

The bottom line

SE22 8NL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SE22 8NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for SE22 8NL

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE22 8NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Eliot Bank Primary School

Good · Inspected Apr 2023 · 7 min walk

KS2: 106.0

—

Secondary

Sydenham School

Not yet inspected · 12 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 19 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

45.6 incidents per 1,000 residents

Better than 66% of London
↑ Rising 7800.0%

from a low base — still below London average

-58% vs borough

Crime by type

Violence & sexual offences24%
Burglary20%
Vehicle crime18%
Other16%
Anti-social behaviour13%
Theft5%
Drug offences3%
Robbery1%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.5km

Crime is 30% below 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£6,534/m²
Price per ft²£607/ft²
Avg floor area52 m²

EPC breakdown

B
1%
C
10%
D
5%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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£130,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2026 · CAGR

+2%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+25.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 34 sales

Property Type Mix

Total: 34 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£223k£223k+0%16
GFC & correction2009–2012£237k£240k+1.2%2
Help-to-Buy recovery2014–2016£250k£267k+6.6%2
Brexit uncertainty2019–2019£343k£343k+0%1
Pandemic surge2020–2021£346k£303k-12.4%2
Current market2024–2026£280k£331k+18.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2%
District
2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
11 min walk
Forest HillNational Rail
11 min walk
Honor Oak Park Rail StationSouthern · Windrush
21 min walk
Sydenham Rail StationWindrush · Southern
22 min walk
Crystal Palace Rail StationSouthern · Windrush
33 min walk
No bus stops within 400m

26

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria45 min ↑
Waterloo52 min ↑
Canary Wharf ★43 min
City57 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park740m
Santander docks (800m)0
Nearest cycle dock2.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.0 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

47 min walk

0

GPs within 1km

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

0

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Dulwich Beer Dispensary (378 m)

No restaurants within 800m — nearest: Matoom (688 m)

Nearest supermarketForest Hill Supermarket · 961 m
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

AM Super Market619 m
Wells Park Supermarket1.2 km

Nearby cafes

The Lodge278 m
The Horniman Cafe320 m
Dutch Barn352 m
The Teapot703 m

Nearby restaurants

Matoom688 m
The India Gate704 m
Tze's708 m
KFC713 m

Nearby pubs

Dulwich Beer Dispensary378 m
Bricklayers Arms1.1 km
The Talma1.2 km

Nearby gyms

Camber Lawn Tennis Club267 m
Dulwich Riding School633 m
Trevor Bailey Sports Centre639 m
Southwark Sports Bowls Club669 m
Food hygiene (5-star)59% of 17

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

E

High street health

Investment

Investment grade, yield and market outlook

57

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

50.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,175m
Crossrail 2 route7,588m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,541 nationally

1,733

Est. population

1,936/km²

68%

Employed

66%

Degree educated

£43,300

Median income

3.3%

Claimant rate

SuburbanLow densityOwner occupiers / families

50

Community stability

Age profile

24%
17%
26%
18%
14%
Under 1824%
18–3417%
35–4926%
50–6418%
65+14%

Tenure

28%
33%
19%
17%
Own outright28%
Own (mortgage)33%
Private rent19%
Social rent17%
Shared ownership3%
Rent free0%

Ethnicity

52%
13%
15%
White British52%
White Other13%
Asian9%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine11%
No car household34%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent19%
Social rent17%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
9
Local approval rate
89%
Borough approval rate
89%
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)
7
Largest scheme
107 homes · HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22107 homes
completed
FORMER OFF LICENCE & LAND REAR OF, 516, FORMER OFF LICENCE & LAND REAR OF, 516, LORDSHIP LANE, SE2266 homes
completed
ADAMS HOUSE & ADJACENT VACANT LAND, 4-6, ADAMS HOUSE & ADJACENT VACANT LAND, 4-6, UNDERHILL ROAD, SE2238 homes
completed
5-7, 5-7, WOODVALE, SE2315 homes
completed
479, 479, LORDSHIP LANE, SE2214 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.9%
Ward turnout
46%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Ruth BannisterLabour and Co-operative Party
Sean HanniganLabour and Co-operative Party

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Key facts for SE22 8NL

Full postcodeSE22 8NL
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.441512
Longitude-0.065869
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