Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.44380, -0.07156

SE22 8NT— Dulwich Wood, Southwark

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

The family fortress

 

Schools 100%Safety 82/100Transport 26/100

Best for: Families

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

Liveability
54
Safety
82
Schools
100
Transport
26
Environment
80
Investment
50

The bottom line

SE22 8NT offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE22 8NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for SE22 8NT

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE22 8NT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 8 min walk

KS2: 106.0

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 19 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.2 incidents per 1,000 residents

Better than 56% of London
→ Stable

-47% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime16%
Burglary7%
Drug offences3%
Theft3%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.8km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area77.9 m²

EPC breakdown

C
15%
D
7%
E
2%

Based on 24 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

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 era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2022 · CAGR

+6.4%

Total change

+290%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.5%

per year

Acceleration

-75.78

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£89k£89k+0%1
Post-dot-com plateau2001–2004£78k£192k+146.2%1
Pre-crash peak2005–2006£145k£170k+17.2%1
Help-to-Buy recovery2015–2015£315k£315k+0%1
Rate-rise correction2022–2022£345k£345k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Sydenham Hill→ Victoria· 4 tph
16 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
17 min walk
Sydenham HillNational Rail
17 min walk
Honor Oak Park Rail StationSouthern · Windrush
24 min walk
Sydenham Rail StationWindrush · Southern
28 min walk
Crystal Palace Rail StationWindrush · Southern
36 min walk
No bus stops within 400m

8

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria47 min ↑
Waterloo53 min ↑
Canary Wharf43 min ↓
City56 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock2.4 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 10.2 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

43 min walk

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketForest Hill Supermarket · 1.4 km
6 tennis courts2 swimming pools4 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)

1.3km

Post office

Nearby shops

AM Super Market499 m

Nearby cafes

The Dulwich Clock Cafe556 m
The Lodge747 m
Dutch Barn748 m
The Plough Cafe762 m

Nearby restaurants

Magic Wok675 m
Victus & Bibo679 m
Joseph's Fish & Chips681 m
Hanush702 m

Nearby pubs

Dulwich Beer Dispensary218 m
The Plough660 m
The Castle920 m

Nearby gyms

Dulwich Riding School202 m
Camber Lawn Tennis Club212 m
Southwark Sports Bowls Club230 m
Trevor Bailey Sports Centre268 m
Food hygiene (5-star)56% of 32

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

50

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
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

17

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,587m
Crossrail 2 route7,119m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,593 nationally

1,993

Est. population

14,940/km²

59%

Employed

49%

Degree educated

£47,700

Median income

5.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

26%
24%
23%
18%
Under 1826%
18–3424%
35–4923%
50–6418%
65+10%

Tenure

19%
22%
49%
Own outright10%
Own (mortgage)19%
Private rent22%
Social rent49%
Shared ownership1%
Rent free0%

Ethnicity

34%
30%
White British34%
White Other12%
Asian7%
Black30%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household50%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent49%
Private rent22%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
11
Local approval rate
83%
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)
9
Largest scheme
107 homes · HIGHWOOD BARRACKS, 526-532, HIGHWOOD BARRACKS, 526-532, LORDSHIP LANE, SE22
Pipeline pressure
NONE

Named schemes (500m)

FORMER OFF LICENCE & LAND REAR OF, 516, FORMER OFF LICENCE & LAND REAR OF, 516, LORDSHIP LANE, SE2266 homes
completed
517-533, 517-533, LORDSHIP LANE, SE2214 homes
completed
479, 479, LORDSHIP LANE, SE2214 homes
completed
178-180 Overhill Road London SE22 0PS, SE22 0PS14 homes
completed
LAND TO THE REAR OF, 517-533, LAND TO THE REAR OF, 517-533, LORDSHIP LANE, SE2212 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
18,397
Constituency
Lewisham West and East Dulwich

Councillors

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

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Key facts for SE22 8NT

Full postcodeSE22 8NT
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.443800
Longitude-0.071557
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