Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45665, -0.08000

SE22 8QA— Goose Green, Southwark

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 49/100Low yield 3.35%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
81
Schools
60
Transport
49
Environment
60
Investment
42

The bottom line

SE22 8QA offers exceptional schools (100% Good/Outstanding) and low crime at £651,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE22 8QA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE22 8QA meets your needs.

Location

SE22 8QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+25.2% vs London avg
vs London income+33.3% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for SE22 8QA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE22 8QA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE22 8QA 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 · 4 min walk

KS2: 105.6

—

Secondary

The Charter School East Dulwich

Not yet inspected · 4 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 29 min walk

10 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.9km

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£651,000

Median sale price

Above London median by 25%

£651,000 is 25% above the London median (£520,000)

-22.5%

This year

Flat

Dominant type

Price history

5-year change
+44.7%
Sales (24 months)6
New build0.0%
Avg terraced£830,000
Avg flat£651,000
Price per m²£8,087/m²
Price per ft²£751/ft²
Avg floor area82.7 m²

EPC breakdown

C
15%
D
32%
E
15%
F
3%

Based on 65 properties · Confidence: high

Street mix

Semi 1%Terraced 26%Flat 73%

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£20,050
First-time buyerFTB
£20,050
Additional propertyBTL/2nd
£39,580

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

11.6×

Price-to-income

£3,257/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£206,750
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.7%

Total change

+694%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.4%

per year

Acceleration

-106.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 75 sales

Property Type Mix

Total: 75 sales

Semi-detached1.3%
Terraced28%
Flat/maisonette70.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£82k£122k+48.8%3.5
Post-dot-com plateau2002–2004£183k£253k+38%2
Pre-crash peak2005–2007£182k£329k+80.8%3.7
GFC & correction2008–2012£213k£539k+153.7%1.6
Help-to-Buy recovery2013–2016£286k£390k+36.6%3.5
Brexit uncertainty2017–2019£778k£480k-38.3%2.3
Pandemic surge2021–2021£450k£450k+0%3
Rate-rise correction2022–2023£483k£873k+81%3
Current market2025–2025£651k£651k+0%6

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
8.1%
District
8.1%
Terraced+0% α
Local
7.3%
District
7.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
7 min walk
Denmark Hill Rail StationThameslink · Southeastern
18 min walk
Peckham Rye Rail StationSoutheastern · Windrush
21 min walk
Queens Road Peckham Rail StationWindrush · Southern
31 min walk
Honor Oak Park Rail StationWindrush · Southern
31 min walk
No bus stops within 400m

46

Walkability score

82

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park604m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Disabled· no
675m

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: 4.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Croham Hurst SSSI — 11.6 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

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

24 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 296 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

35

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

43

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Dynamic Vines (292 m)

Nearest supermarketM&S Food · 545 m
33 tennis courts1 swimming pools4 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)

735m

Post office

Nearby shops

Brothers Fruit & Vegetables290 m
Payless Food & Wine613 m
Taylor's Grocery731 m
Proud Sow921 m

Nearby cafes

Piece of Cake228 m
Boulangerie Jade293 m
Kanella and Co296 m
Johnny's Cafe299 m

Nearby restaurants

Pizza GoGo224 m
Village Tandoori234 m
Mr Lui Peking Cuisine254 m
Maria's Tortilla255 m

Nearby pubs

Dynamic Vines292 m
The Lordship Pub311 m
The Palmerston382 m
The Bishop494 m

Nearby gyms

Push Studios223 m
FitFor263 m
Casa Cora474 m
JAGS Sports Club499 m

Nearby pharmacies

Rumsey Pharmacy737 m

Nearby health

Tessa Jowell Health Centre296 m
Food hygiene (5-star)65% of 108

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

42

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
3.4% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score38/100
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

69.3

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,106m
Crossrail 2 route5,935m

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+25.2%

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)
51
Planning apps (3 years)
31
Local approval rate
94%
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
151 homes · LAND AT FORMER ST.FRANCIS HOSPITAL, LAND AT FORMER ST.FRANCIS HOSPITAL, ST FRANCIS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

117-119, 117-119, East Dulwich Grove, SE22 8PU9 homes
completed
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 homes
completed
110a, 110a, Lordship Lane, SE228 homes
completed
36-38, 36-38, East Dulwich Grove, SE22 8PP8 homes
completed
108 & 110 Lordship Lane SE226 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 (£651,000)

£20,050

Standard buyer

£20,050

First-time buyer

Affordability check — your annual salary

£

Deposit

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

Live in SE22 8QA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE22 8QA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

What else could £651k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE22 8QA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE22 8QA

Full postcodeSE22 8QA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.456645
Longitude-0.079998
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