Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45606, -0.07896

SE22 8QS— Goose Green, Southwark

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

The family fortress

 

Schools 100%Safety 81/100Transport 45/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
81
Schools
60
Transport
45
Environment
58
Investment
41

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE22 8QS

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+33.3% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for SE22 8QS

🛡️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 8QS 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 · 3 min walk

KS2: 105.6

—

Secondary

The Charter School East Dulwich

Not yet inspected · 5 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

8 primaries · 3 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 · 2.0km

Crime is 6% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£9,356/m²
Price per ft²£869/ft²
Avg floor area81.1 m²

EPC breakdown

C
3%
D
19%
E
6%

Based on 28 properties · Confidence: medium

Street mix

Semi 11%Terraced 41%Flat 46%Other 2%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£202,750
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)
RoofPitched, no insulation (assumed)
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

1996–2025 · CAGR

+9.1%

Total change

+1147%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.7%

per year

Acceleration

-92.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached9.8%
Terraced43.1%
Flat/maisonette47.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£156k+170.6%3
Post-dot-com plateau2003–2004£334k£266k-20.2%3
Pre-crash peak2006–2007£250k£397k+58.8%1.5
GFC & correction2008–2012£194k£488k+151.7%2
Help-to-Buy recovery2013–2016£560k£570k+1.8%1
Brexit uncertainty2018–2019£685k£1.13m+64.8%1.5
Pandemic surge2020–2021£623k£840k+34.8%3
Rate-rise correction2022–2022£615k£615k+0%1
Current market2024–2025£1.01m£720k-28.7%2

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
8.9%
District
8.9%
Terraced+0% α
Local
9.3%
District
9.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing6
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
8 min walk
Denmark Hill Rail StationSoutheastern · Windrush
19 min walk
Peckham Rye Rail StationSoutheastern · Windrush
21 min walk
Honor Oak Park Rail StationSouthern · Windrush
30 min walk
Queens Road Peckham Rail StationWindrush · Southern
31 min walk
No bus stops within 400m

45

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

1.8 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park693m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Disabled· no
764m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% 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

25 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 375 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

35

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

42

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 614 m
32 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

723m

Post office

Nearby shops

Brothers Fruit & Vegetables212 m
Payless Food & Wine685 m
Taylor's Grocery721 m
Proud Sow897 m

Nearby cafes

Boulangerie Jade221 m
Johnny's Cafe232 m
Kanella and Co253 m
Joe & The Juice275 m

Nearby restaurants

Mr Lui Peking Cuisine159 m
Maria's Tortilla182 m
Spinach202 m
Firezza To You204 m

Nearby pubs

The Lordship Pub215 m
Dynamic Vines217 m
The Palmerston351 m
The Bishop498 m

Nearby gyms

Push Studios152 m
FitFor200 m
Casa Cora422 m
JAGS Sports Club561 m

Nearby pharmacies

Rumsey Pharmacy725 m

Nearby health

Tessa Jowell Health Centre375 m
Food hygiene (5-star)63% of 113

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

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

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

25/100

Velocity score

Future outlook

57.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,126m
Crossrail 2 route6,030m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
57
Planning apps (3 years)
34
Local approval rate
93%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

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
265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
36-38, 36-38, East Dulwich Grove, SE22 8PP8 homes
completed
84-90, 84-90, LORDHSIP LANE, SE22 8HF8 homes
completed
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 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

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Key facts for SE22 8QS

Full postcodeSE22 8QS
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.456062
Longitude-0.078957
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