The bottom line
SE22 8TP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.
The catch: high noise levels nearby.
Check your dealbreakers
Toggle the things that matter to you — see how SE22 8TP scores on each.
Toggle a question above to see how SE22 8TP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE22 8TP
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Postcode Personality
“The family fortress”
How SE22 8TP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Bessemer Grange Primary School
Not yet inspected · 4 min walk
KS2: 107.8
Secondary
The Charter School East Dulwich
Not yet inspected · 3 min walk
100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km
Childcare
Childcare
The Grove Nursery School
Not inspected · 33 min walk
8 primaries · 2 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
60.9 incidents per 1,000 residents
-44% vs borough
Crime by type
Road safety
95
Road safety score
1
Accidents (5yr)
1
KSI (5yr)
2
Serious within 200m
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
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 5 properties · Confidence: low
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2002–2019 · CAGR
+6.7%
Total change
+200%
Market Activity
Price Velocity & Acceleration
Current Velocity
+21.9%
per year
Acceleration
-124.04
change in velocity
Market State
Strong growth
Price Distribution
P25: £175k–£200k · P75: £500k–£600k · 3 sales
Property Type Mix
Total: 3 sales
By decade
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2002–2002 | £185k | £185k | +0% | 1 |
| Help-to-Buy recovery | 2014–2014 | £455k | £455k | +0% | 1 |
| Brexit uncertainty | 2019–2019 | £555k | £555k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
45
Walkability score
91
Footpaths (500m)
0
Santander docks (800m)
1.6 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
6
Car parks (800m)
0
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Croham Hurst SSSI — 11.7 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
KINGS BOWEL CANCER SCREENING CENTRE
DENMARK HILL, SE5 9RS
18 min walk
0
GPs within 1km
5
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
117
Parks (1km)
18
Restaurants (800m)
13
Cafes (800m)
0
Pubs (400m)
1
Pharmacies (800m)
4
Gyms (1km)
45
Sports (1km)
0
Convenience
No pubs within 400m — nearest: Dynamic Vines (474 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
1
Libraries (1km)
0
Cinemas (2km)
706m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
60
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
41.7
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 12,628 nationally
1,527
Est. population
14,102/km²
69%
Employed
59%
Degree educated
£56,000
Median income
3.4%
Claimant rate
44
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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