Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.45931, -0.07881

SE22 8PS— Goose Green, Southwark

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
90
Transport
55
Environment
57
Investment
54

The bottom line

SE22 8PS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE22 8PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.8% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for SE22 8PS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE22 8PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Goose Green Primary and Nursery School

Good · Inspected Jan 2020 · 3 min walk

KS2: 103.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 2 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

Nell Gwynn Nursery School

Good · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.2 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

-10% vs borough

Crime by type

Other37%
Violence & sexual offences21%
Theft13%
Anti-social behaviour8%
Burglary7%
Vehicle crime6%
Robbery5%
Drug offences4%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.6km

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£9,211/m²
Price per ft²£856/ft²
Avg floor area57.6 m²

EPC breakdown

C
14%
D
9%
E
5%

Based on 28 properties · Confidence: medium

Street mix

Semi 8%Terraced 4%Flat 88%

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£144,000
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 CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.2%

Total change

+762%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.9%

per year

Acceleration

+51.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached8.2%
Terraced2%
Flat/maisonette89.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£107k+59%2
Post-dot-com plateau2001–2004£80k£155k+93.9%2.8
Pre-crash peak2005–2007£148k£685k+364.1%1
GFC & correction2008–2012£290k£322k+11.3%1.8
Help-to-Buy recovery2014–2016£436k£325k-25.6%2.7
Brexit uncertainty2017–2019£550k£222k-59.6%2.3
Pandemic surge2021–2021£350k£350k+0%3
Rate-rise correction2023–2023£503k£503k+0%2
Current market2025–2026£425k£578k+35.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.5%
District
6.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
3 min walk
Denmark Hill Rail StationThameslink · Southeastern
15 min walk
Peckham Rye Rail StationSoutheastern · Windrush
17 min walk
Queens Road Peckham Rail StationWindrush · Southern
27 min walk
Brixton Underground StationVictoria
32 min walk
No bus stops within 400m

57

Walkability score

78

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park407m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Disabled· no
478m

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: 3.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 11.9 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): 2

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

21 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 120 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

35

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

31

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 261 m
23 tennis courts3 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)

1.0km

Post office

Nearby shops

Payless Food & Wine337 m
Brothers Fruit & Vegetables410 m
Taylor's Grocery1.0 km

Nearby cafes

Piece of Cake103 m
Nido171 m
Blackbird Bakery232 m
GAIL's233 m

Nearby restaurants

Village Tandoori93 m
Pizza GoGo109 m
Il Mirto197 m
Maxin Chicken216 m

Nearby pubs

The Cherry Tree251 m
The Bishop274 m
East Dulwich Tavern289 m
The Palmerston309 m

Nearby gyms

HS Fitness Studio252 m
Bodylift344 m
FitFor350 m
Push Studios357 m

Nearby pharmacies

Rumsey Pharmacy1.0 km

Nearby health

Tessa Jowell Health Centre117 m
Food hygiene (5-star)66% 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

54

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

64.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,809m
Crossrail 2 route5,871m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,183 nationally

2,016

Est. population

9,290/km²

76%

Employed

71%

Degree educated

£49,900

Median income

3.2%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

16%
36%
25%
14%
Under 1816%
18–3436%
35–4925%
50–6414%
65+10%

Tenure

16%
30%
32%
21%
Own outright16%
Own (mortgage)30%
Private rent32%
Social rent21%
Shared ownership0%
Rent free0%

Ethnicity

59%
16%
White British59%
White Other16%
Asian6%
Black10%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household52%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent32%
Social rent21%

vs. London

Income vs London+18.8%

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)
45
Planning apps (3 years)
27
Local approval rate
91%
Borough approval rate
89%
Historic landfill (400m)
1
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
151 homes · LAND AT FORMER ST.FRANCIS HOSPITAL, LAND AT FORMER ST.FRANCIS HOSPITAL, ST FRANCIS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

GROVE VALE DEPOT SITE, GROVE VALE DEPOT SITE, VALE END, SE2289 homes
completed
FORMER ST FRANCIS HOSPITAL SITE, FORMER ST FRANCIS HOSPITAL SITE, ST FRANCIS ROAD, SE2229 homes
completed
18 - 22, 18 - 22, Grove Vale, Railway Rise, SE22 8EF20 homes
completed
Edf Substation 15 Grove Vale London SE2214 homes
completed
56-62 Lordship Lane SE2210 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.6%
Ward turnout
51%
Election year
2026
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

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Key facts for SE22 8PS

Full postcodeSE22 8PS
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.459315
Longitude-0.078806
Parliamentary constituencyLewisham West and East Dulwich
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