Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45798, -0.08151

SE22 8PU— Goose Green, Southwark

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

The family fortress

 

Schools 100%Safety 81/100Transport 51/100Yield 4.01%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
81
Schools
60
Transport
51
Environment
61
Investment
47

The bottom line

SE22 8PU offers exceptional schools (100% Good/Outstanding) and low crime at £545,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE22 8PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+4.8% vs London avg
vs London income+33.3% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for SE22 8PU

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

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“The family fortress”

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How SE22 8PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bessemer Grange Primary School

Not yet inspected · 5 min walk

KS2: 107.8

—

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

The Grove Nursery School

Not inspected · 31 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.9 incidents per 1,000 residents

Better than 53% of London
→ Stable

-44% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour15%
Vehicle crime15%
Theft11%
Burglary6%
Robbery3%
Drug offences1%

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: Peckham Fire Station · 1.8km

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

£545,000

Median sale price

Above London median by 5%

£545,000 is 5% above the London median (£520,000)

-35.8%

This year

Flat

Dominant type

Price history

5-year change
+1.0%
Sales (24 months)9
New build0.0%
Avg terraced£1,815,000
Avg flat£545,000
Price per m²£7,096/m²
Price per ft²£659/ft²
Avg floor area80.2 m²

EPC breakdown

A
1%
B
16%
C
21%
D
35%
E
9%

Based on 82 properties · Confidence: high

Street mix

Semi 2%Terraced 7%Flat 85%Other 6%

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

Stamp duty

Standard buyer£14,750
First-time buyerFTB
£6,000
Additional propertyBTL/2nd
£31,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.7×

Price-to-income

£2,726/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£200,500
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 DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.4%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

+46.59

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 128 sales

Property Type Mix

Total: 128 sales

Semi-detached1.6%
Terraced7.8%
Flat/maisonette90.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£110k+1.9%3
Post-dot-com plateau2001–2004£145k£260k+79.9%5.8
Pre-crash peak2005–2007£218k£241k+10.6%5
GFC & correction2008–2012£250k£244k-2.4%4.2
Help-to-Buy recovery2013–2016£283k£480k+69.9%2.8
Brexit uncertainty2017–2019£461k£620k+34.5%5.7
Pandemic surge2020–2021£605k£540k-10.8%5
Rate-rise correction2022–2023£647k£633k-2.2%4.5
Current market2024–2026£992k£554k-44.2%3.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%
Terraced+0% α
Local
8.9%
District
8.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

East DulwichNational Rail
5 min walk
Denmark Hill Rail StationThameslink · Southeastern
16 min walk
Peckham Rye Rail StationSoutheastern · Windrush
20 min walk
Brixton Underground StationVictoria
30 min walk
Queens Road Peckham Rail StationSouthern · Windrush
30 min walk
No bus stops within 400m

51

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria40 min ↑
Waterloo45 min ↑
Canary Wharf42 min ↓
City42 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park429m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Disabled· no
497m

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: 3.9 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 67%
More green space than 90% of London

Nearest SSSI: Croham Hurst SSSI — 11.8 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

KINGS BOWEL CANCER SCREENING CENTRE

DENMARK HILL, SE5 9RS

18 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 160 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

112

Parks (1km)

33

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

42

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Cherry Tree (435 m)

Nearest supermarketM&S Food · 410 m
33 tennis courts1 swimming pools3 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

1

Libraries (1km)

0

Cinemas (2km)

824m

Post office

Nearby shops

Brothers Fruit & Vegetables442 m
Payless Food & Wine467 m
Taylor's Grocery819 m
Proud Sow1.0 km

Nearby cafes

Piece of Cake136 m
Nido332 m
Kanella and Co403 m
Joe & The Juice406 m

Nearby restaurants

Pizza GoGo130 m
Village Tandoori147 m
Il Mirto345 m
Maria's Tortilla403 m

Nearby pubs

The Cherry Tree435 m
Dynamic Vines439 m
The Palmerston458 m
The Lordship Pub493 m

Nearby gyms

Push Studios373 m
FitFor398 m
HS Fitness Studio447 m
Bodylift455 m

Nearby pharmacies

Rumsey Pharmacy827 m

Nearby health

Tessa Jowell Health Centre160 m
Food hygiene (5-star)67% of 99

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

47

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

60.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,032m
Crossrail 2 route5,773m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,628 nationally

1,527

Est. population

14,102/km²

69%

Employed

59%

Degree educated

£56,000

Median income

3.4%

Claimant rate

Inner cityHigh densityYoung professionals

44

Community stability

Age profile

23%
24%
25%
17%
Under 1823%
18–3424%
35–4925%
50–6417%
65+12%

Tenure

16%
28%
23%
32%
Own outright16%
Own (mortgage)28%
Private rent23%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

49%
14%
17%
White British49%
White Other14%
Asian8%
Black17%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine14%
No car household40%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Social rent32%
Private rent23%

vs. London

Income vs London+33.3%
Price vs London+4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
43
Planning apps (3 years)
29
Local approval rate
95%
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)
8
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)

LAND AT FORMER ST.FRANCIS HOSPITAL, LAND AT FORMER ST.FRANCIS HOSPITAL, ST FRANCIS ROAD, SE22151 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
117-119, 117-119, East Dulwich Grove, SE22 8PU9 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
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£545,000)

£14,750

Standard buyer

£6,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE22 8PU

Full postcodeSE22 8PU
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.457983
Longitude-0.081511
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