Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.46018, -0.08028

SE22 8RB— Goose Green, Southwark

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

The family fortress

 

Top 8% LondonSchools 100%Safety 90/100Transport 60/100Yield 4.46%Only 3 sales — thin data

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
76
Safety
90
Schools
90
Transport
60
Environment
63
Investment
55

Location

SE22 8RB

Key facts for SE22 8RB

Full postcodeSE22 8RB
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.460184
Longitude-0.080281
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-5.8% vs London avg
vs London income+18.8% vs London avg
vs London crime-96.4% vs London avg

Deep-dive guides for SE22 8RB

🛡️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🍕 Buzzing

“The family fortress”

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How SE22 8RB 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 · 4 min walk

KS2: 103.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 1 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 28 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

2.3 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-89% vs borough

Crime by type

Other33%
Robbery33%
Violence & sexual offences33%
Anti-social behaviour0%
Drug offences0%
Theft0%
Vehicle crime0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 96% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£490,000

Median sale price

6% below London median

£490,000 is 6% below the London median (£520,000)

-70.5%

This year

Terraced

Dominant type

Price history

5-year change
-70.5%
Sales (24 months)3
New build0.0%
Avg terraced£490,000

Street mix

Semi 11%Terraced 78%Other 11%

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£12,000
First-time buyerFTB
£3,250
Additional propertyBTL/2nd
£26,700

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

9.8×

Price-to-income

£2,451/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Transport

1 May

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
2 min walk
🚇
Denmark Hill Rail StationThameslink · Southeastern
14 min walk
🚇
Peckham Rye Rail StationSoutheastern · Thameslink
17 min walk
🚇
Queens Road Peckham Rail StationWindrush · Southern
27 min walk
🚇
Brixton Underground StationVictoria
30 min walk
🚌4 bus routes · 8 stops within 400m · 153 buses/hr peak

69

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria43 min ↑
Waterloo46 min ↑
Canary Wharf43 min ↓
City47 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park266m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Disabled· no
337m

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 55%
More green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 12.0 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

19 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 102 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

34

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

38

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 153 m
29 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Payless Food & Wine218 m
Brothers Fruit & Vegetables546 m
Spring Social Supermarket1.2 km

Nearby cafes

Nido75 m
Piece of Cake168 m
Blackbird Bakery189 m
Golden Yoke196 m

Nearby restaurants

Il Mirto86 m
Maxin Chicken155 m
Village Tandoori164 m
Rice & peas169 m

Nearby pubs

The Cherry Tree177 m
East Dulwich Tavern367 m
The Bishop375 m
The Palmerston448 m

Nearby gyms

HS Fitness Studio192 m
Bodylift216 m
FitFor487 m
Push Studios489 m

Nearby pharmacies

Rumsey Pharmacy1.1 km
V E Lettsom Pharmacy1.2 km

Nearby health

Tessa Jowell Health Centre98 m
Food hygiene (5-star)69% 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

55

Investment score

Good

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
4.46% (average)London avg: 3.8%Above average yield
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

12/100

Velocity score

Future outlook

63.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,777m
Crossrail 2 route5,735m

Demographics

22 Apr

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

3.1%

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%
Price vs London-5.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
25
Local approval rate
100%
Borough approval rate
91%
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)
7
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
GROVE VALE DEPOT SITE, GROVE VALE DEPOT SITE, VALE END, SE2289 homes
completed
Part of East Dulwich Estate, Part of East Dulwich Estate, Dog Kennel Hill, Quorn Road and Pitcheley Road, SE2245 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£490,000)

£12,000

Standard buyer

£3,250

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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The bottom line

SE22 8RB offers exceptional schools (100% Good/Outstanding) and low crime at £490,000 median — a strong choice for Families.

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Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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