Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.45220, -0.07942

SE22 8SS— Dulwich Village, Southwark

Location and area intelligence for SE22 8SS, Dulwich Village, Southwark

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 45/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
84
Schools
60
Transport
45
Environment
67
Investment
30

The bottom line

SE22 8SS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Check your dealbreakers

Toggle the things that matter to you — see how SE22 8SS 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 8SS meets your needs.

Location

SE22 8SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+33.3% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for SE22 8SS

🛡️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 8SS with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE22 8SS 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 · 5 min walk

KS2: 105.6

—

Secondary

The Charter School East Dulwich

Not yet inspected · 10 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
→ Stable

-63% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Vehicle crime18%
Anti-social behaviour15%
Burglary9%
Theft7%
Drug offences3%
Robbery0%

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 · 2.4km

Crime is 38% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£11,852/m²
Price per ft²£1,101/ft²
Avg floor area138.5 m²

EPC breakdown

C
2%
D
8%
E
7%
G
4%

Based on 21 properties · Confidence: medium

Street mix

Semi 20%Terraced 76%Detached 4%

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£346,250
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)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,100
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

-5.89

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 45 sales

Property Type Mix

Total: 45 sales

Detached4.4%
Semi-detached20%
Terraced75.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£160k£400k+150%1.5
Post-dot-com plateau2001–2004£390k£529k+35.6%2
Pre-crash peak2005–2007£325k£834k+156.9%3
GFC & correction2009–2012£625k£837k+33.9%2
Help-to-Buy recovery2014–2015£1.30m£1.34m+2.9%1.5
Brexit uncertainty2017–2018£1.29m£1.42m+9.8%1.5
Pandemic surge2020–2021£1.50m£1.52m+1.3%1.5
Rate-rise correction2022–2023£1.60m£1.39m-13.4%2.5
Current market2024–2025£1.53m£1.60m+4.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
North Dulwich→ London Bridge· 4 tph
15 min

Nearby stations

North DulwichNational Rail
8 min walk
Denmark Hill Rail StationThameslink · Southeastern
24 min walk
Peckham Rye Rail StationSoutheastern · Windrush
26 min walk
Forest Hill Rail StationSouthern · Windrush
29 min walk
Honor Oak Park Rail StationSouthern · Windrush
30 min walk
No bus stops within 400m

32

Walkability score

50

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park493m
Santander docks (800m)0
Nearest cycle dock1.8 km

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: 4.5 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Croham Hurst SSSI — 11.1 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): 5

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

25 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 792 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

17

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

49

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.0 km
39 tennis courts4 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

442m

Post office

Nearby shops

Taylor's Grocery445 m
Brothers Fruit & Vegetables498 m
Proud Sow542 m
SimplyFresh548 m

Nearby cafes

The Plough Cafe366 m
Au Ciel430 m
Le Poisson De Mer Deef451 m
Megan's465 m

Nearby restaurants

Mr Lui Peking Cuisine392 m
Rajah Rowing Team398 m
Hanush404 m
Joseph's Fish & Chips425 m

Nearby pubs

The Lordship Pub319 m
The Castle421 m
The Plough470 m
Crown & Greyhound482 m

Nearby gyms

Push Studios496 m
FitFor540 m
North Dulwich Lawn Tennis Club591 m
JAGS Sports Club655 m

Nearby pharmacies

Rumsey Pharmacy442 m

Nearby health

Tessa Jowell Health Centre792 m
Food hygiene (5-star)66% of 61

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

30

Investment score

Weak

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

Low gross yield (1.4%) 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
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,512m
Crossrail 2 route6,201m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,550 nationally

1,674

Est. population

6,008/km²

68%

Employed

70%

Degree educated

£56,000

Median income

1.8%

Claimant rate

Inner cityMedium densityYoung professionals

52

Community stability

Age profile

25%
18%
22%
23%
13%
Under 1825%
18–3418%
35–4922%
50–6423%
65+13%

Tenure

31%
39%
21%
Own outright31%
Own (mortgage)39%
Private rent21%
Social rent9%
Shared ownership1%

Ethnicity

67%
13%
White British67%
White Other13%
Asian5%
Black5%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine9%
No car household29%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent21%
Social rent9%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
51
Planning apps (3 years)
27
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)
6
Largest scheme
11 homes · 357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE22
Pipeline pressure
NONE

Named schemes (500m)

265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
236 & 240, 236 & 240, LORDSHIP LANE, SE22 8LT7 homes
completed
263, 263, Lordship Lane, SE22 8JG5 homes
completed
315, 315, LORDSHIP LANE, SE22 8JH4 homes
completed
187 Lordship Lane London SE22 8HA, SE22 8HA4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
19.7%
Ward turnout
62%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Margy NewensLabour and Co-operative Party
Richard Michael LeemingLabour and Co-operative Party

Live in SE22 8SS? 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 8SS.
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

Similar postcodes

Frequently asked questions

📍 Track SE22 8SS

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

No spam. Unsubscribe anytime.

Key facts for SE22 8SS

Full postcodeSE22 8SS
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.452202
Longitude-0.079421
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