Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45737, -0.07712

SE22 8RW— Goose Green, Southwark

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

The practical family move

 

Schools 100%Safety 70/100Transport 51/100~2% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
70
Schools
60
Transport
51
Environment
56
Investment
38

The bottom line

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

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Location

SE22 8RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+33.3% vs London avg
vs London crime+101.0% vs London avg

Deep-dive guides for SE22 8RW

🛡️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🔒 Very Safe

“The practical family move”

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How SE22 8RW 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 · 4 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

130.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other38%
Violence & sexual offences18%
Vehicle crime13%
Anti-social behaviour12%
Theft9%
Robbery6%
Burglary4%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.8km

Crime is +101% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£14,406/m²
Price per ft²£1,338/ft²
Avg floor area105.9 m²

EPC breakdown

C
8%
D
10%
E
1%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 88%Flat 10%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£264,750
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

1995–2025 · CAGR

+10%

Total change

+1659%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.3%

per year

Acceleration

+24.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 49 sales

Property Type Mix

Total: 49 sales

Terraced91.8%
Flat/maisonette8.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£216k+170%2
Post-dot-com plateau2001–2004£182k£364k+100.4%3
Pre-crash peak2005–2007£400k£430k+7.5%2
GFC & correction2008–2012£331k£637k+92.6%1.4
Help-to-Buy recovery2013–2016£607k£1.07m+76.4%1.3
Brexit uncertainty2019–2019£1.16m£1.16m+0%1
Pandemic surge2021–2021£1.13m£1.13m+0%2
Rate-rise correction2022–2022£938k£938k+0%2
Current market2024–2025£1.04m£1.41m+35.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.2%
District
10.2%

CAGR over 29yr 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
6 min walk
Denmark Hill Rail StationSoutheastern · Windrush
18 min walk
Peckham Rye Rail StationSoutheastern · Windrush
19 min walk
Queens Road Peckham Rail StationWindrush · Southern
28 min walk
Honor Oak Park Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

51

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

2.0 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 park642m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Disabled· no
715m

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 AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 11.7 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

23 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 319 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

80

Parks (1km)

37

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

31

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 505 m
23 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

917m

Post office

Nearby shops

Brothers Fruit & Vegetables164 m
Payless Food & Wine582 m
Taylor's Grocery915 m

Nearby cafes

Kanella and Co90 m
Joe & The Juice98 m
Johnny's Cafe136 m
Boulangerie Jade149 m

Nearby restaurants

Gourmet Burger Kitchen126 m
Maria's Tortilla129 m
Olivelli134 m
Yama Momo155 m

Nearby pubs

Dynamic Vines154 m
The Palmerston166 m
The Bishop306 m
The Lordship Pub308 m

Nearby gyms

FitFor104 m
Push Studios115 m
Casa Cora266 m
HS Fitness Studio480 m

Nearby pharmacies

Rumsey Pharmacy919 m

Nearby health

Tessa Jowell Health Centre318 m
Food hygiene (5-star)62% of 125

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

38

Investment score

Weak

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

Low gross yield (1.6%) 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
1.6% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
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

57.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,935m
Crossrail 2 route6,075m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,944 nationally

1,655

Est. population

14,460/km²

75%

Employed

68%

Degree educated

£56,000

Median income

4.7%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

22%
27%
26%
17%
Under 1822%
18–3427%
35–4926%
50–6417%
65+9%

Tenure

22%
32%
33%
14%
Own outright22%
Own (mortgage)32%
Private rent33%
Social rent14%
Shared ownership0%

Ethnicity

57%
14%
White British57%
White Other14%
Asian5%
Black12%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household39%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent33%
Social rent14%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
47
Planning apps (3 years)
32
Local approval rate
92%
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)
11
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)

56-62 Lordship Lane SE2210 homes
completed
265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
36-38, 36-38, East Dulwich Grove, SE22 8PP8 homes
completed
110a, 110a, Lordship Lane, SE228 homes
completed
84-90, 84-90, LORDHSIP LANE, SE22 8HF8 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 8RW

Full postcodeSE22 8RW
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.457372
Longitude-0.077117
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