Dulwich Village · Southwark · Dulwich and West Norwood constituency · 51.44984, -0.07710

SE22 8UN— Dulwich Village, Southwark

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

The family fortress

 

Schools 100%Safety 75/100Transport 33/100~1% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
63
Safety
75
Schools
90
Transport
33
Environment
66
Investment
26

The bottom line

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

Less suited to Car-free commuters.

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Location

SE22 8UN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+35.5% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for SE22 8UN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE22 8UN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Heber Primary School

Good · Inspected Oct 2019 · 5 min walk

KS2: 109.5

—

Secondary

The Charter School East Dulwich

Not yet inspected · 13 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 26 min walk

6 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

99.2 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

-9% vs borough

Crime by type

Other27%
Vehicle crime18%
Violence & sexual offences17%
Theft12%
Burglary12%
Anti-social behaviour8%
Robbery5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.7km

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£13,377/m²
Price per ft²£1,243/ft²
Avg floor area174.6 m²

EPC breakdown

D
6%
E
10%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 84%Terraced 14%Detached 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£436,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band GAnnual charge £2,863
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+11.4%

Total change

+2422%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.6%

per year

Acceleration

+47.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 43 sales

Property Type Mix

Total: 43 sales

Detached2.3%
Semi-detached83.7%
Terraced14%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£169k£380k+125.5%2.3
Post-dot-com plateau2001–2004£400k£765k+91.2%3
Pre-crash peak2005–2006£765k£770k+0.7%1.5
GFC & correction2008–2012£960k£1.21m+26%1
Help-to-Buy recovery2013–2014£1.33m£1.30m-2.6%2.5
Brexit uncertainty2017–2017£1.20m£1.20m+0%3
Pandemic surge2021–2021£1.65m£1.65m+0%2
Current market2024–2025£2.29m£4.25m+85.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.9%
District
7.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
North Dulwich→ London Bridge· 4 tph
15 min

Nearby stations

North DulwichNational Rail
11 min walk
Forest Hill Rail StationSouthern · Windrush
25 min walk
Honor Oak Park Rail StationWindrush · Southern
27 min walk
Denmark Hill Rail StationThameslink · Southeastern
28 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
29 min walk
No bus stops within 400m

23

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria47 min ↑
Waterloo53 min ↑
Canary Wharf43 min ↓
City56 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

2

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)75
Nearest car park518m
Santander docks (800m)0
Nearest cycle dock1.9 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: 4.8 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 58%
More green space than 96% of London

Nearest SSSI: Croham Hurst SSSI — 10.9 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

34 min walk

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

10

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

34

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.3 km
25 tennis courts3 swimming pools4 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)

597m

Post office

Nearby shops

Proud Sow585 m
SimplyFresh588 m
Taylor's Grocery604 m
Brothers Fruit & Vegetables701 m

Nearby cafes

The Plough Cafe142 m
The Dulwich Clock Cafe507 m
GAIL's559 m
Romeo Jones579 m

Nearby restaurants

Rajah Rowing Team126 m
Hanush130 m
Joseph's Fish & Chips145 m
Victus & Bibo177 m

Nearby pubs

The Plough203 m
The Castle353 m
The Lordship Pub530 m
Crown & Greyhound532 m

Nearby gyms

Southwark Sports Bowls Club706 m
Push Studios725 m
Dulwich Riding School734 m
FitFor756 m

Nearby pharmacies

Rumsey Pharmacy595 m

Nearby health

Tessa Jowell Health Centre1.1 km
Food hygiene (5-star)64% of 42

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

26

Investment score

Weak

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

Low gross yield (0.9%) 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
0.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

55.9

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,656m
Crossrail 2 route6,465m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,320 nationally

1,713

Est. population

3,076/km²

65%

Employed

77%

Degree educated

£56,900

Median income

1.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

28%
23%
22%
17%
Under 1828%
18–3410%
35–4923%
50–6422%
65+17%

Tenure

38%
34%
17%
Own outright38%
Own (mortgage)34%
Private rent17%
Social rent11%
Shared ownership0%

Ethnicity

70%
14%
White British70%
White Other14%
Asian7%
Black3%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional68%
Routine / semi-routine4%
No car household21%
Unemployed2%
No qualifications5%

Housing tenure (Census 2021)

Private rent17%
Social rent11%

vs. London

Income vs London+35.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
33
Planning apps (3 years)
17
Local approval rate
91%
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)
4
Largest scheme
11 homes · 357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE22
Pipeline pressure
NONE

Named schemes (500m)

357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE2211 homes
completed
265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
Heber Arms P.H., 3, Heber Arms P.H., 3, Heber Road, SE227 homes
completed
236 & 240, 236 & 240, LORDSHIP LANE, SE22 8LT7 homes
completed
263, 263, Lordship Lane, SE22 8JG5 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

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Key facts for SE22 8UN

Full postcodeSE22 8UN
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Village
Latitude51.449844
Longitude-0.077102
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