Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.46137, -0.07076

SE22 9AL— Goose Green, Southwark

Location and area intelligence for SE22 9AL, Goose Green, Southwark

The practical family move

 

Schools 100%Safety 78/100Transport 46/100Yield 4.83%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
100
Transport
46
Environment
52
Investment
60

The bottom line

SE22 9AL offers exceptional schools (100% Good/Outstanding) and low crime at £452,500 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE22 9AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-13.0% vs London avg
vs London income+18.8% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for SE22 9AL

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

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Postcode Personality

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“The practical family move”

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How SE22 9AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St John's and St Clement's Church of England Primary School

Not yet inspected · Inspected Oct 2024 · 3 min walk

KS2: 105.8

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 8 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.3 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-25% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime15%
Theft6%
Burglary6%
Robbery5%
Drug offences2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.5km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

£452,500

Median sale price

13% below London median

£452,500 is 13% below the London median (£520,000)

-7.7%

This year

Flat

Dominant type

Price history

5-year change
-16.2%
Sales (24 months)8
New build0.0%
Avg flat£452,500
Price per m²£7,016/m²
Price per ft²£652/ft²
Avg floor area65.4 m²

EPC breakdown

B
8%
C
44%
D
22%

Based on 74 properties · Confidence: high

Street mix

Flat 100%

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£10,125
First-time buyerFTB
£1,375
Additional propertyBTL/2nd
£23,700

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

9.1×

Price-to-income

£2,264/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£163,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+3%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.1%

per year

Acceleration

-0.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 159 sales

Property Type Mix

Total: 159 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£250k£340k+36%27
GFC & correction2008–2012£279k£333k+19.4%5
Help-to-Buy recovery2013–2016£348k£520k+49.5%4.2
Brexit uncertainty2017–2019£435k£490k+12.6%5
Pandemic surge2020–2021£290k£540k+86.2%3
Rate-rise correction2022–2023£488k£460k-5.7%3
Current market2024–2025£455k£450k-1.1%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3%
District
3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Peckham Rye→ London Bridge· 6 tph
10 min

Nearby stations

Peckham Rye Rail StationSoutheastern · Windrush
12 min walk
Peckham RyeNational Rail
12 min walk
Denmark Hill Rail StationThameslink · Southeastern
19 min walk
Queens Road Peckham Rail StationWindrush · Southern
21 min walk
Honor Oak Park Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

36

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf40 min ↓
City46 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)

1

EV chargers (800m)

Nearest car park187m
Santander docks (800m)0
Nearest cycle dock2.1 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
NoiseHIGH
road
Noisier 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 AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Croham Hurst SSSI — 12.2 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): 2

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

20 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 718 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

43

Restaurants (800m)

28

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketOne Below · 1.0 km
2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Food & Wine587 m
Payless Food & Wine686 m
Brothers Fruit & Vegetables687 m
SG Convenience Store701 m

Nearby cafes

Fabulous Ice Fires62 m
Chacarero327 m
Cafe G354 m
Oru Space361 m

Nearby restaurants

KOKUM52 m
Rose's82 m
Pizza Joint95 m
Viet Flavours336 m

Nearby pubs

Hop, Burns and Black107 m
The Gowlett268 m
East Dulwich Tavern315 m
The Bishop340 m

Nearby gyms

East Dulwich Leisure Centre111 m
Sama Yoga345 m
Casa Cora474 m
HS Fitness Studio548 m

Nearby pharmacies

RoPharm Chemist824 m

Nearby health

Tessa Jowell Health Centre714 m
Food hygiene (5-star)63% of 182

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

60

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
4.8% (good)London avg: 3.8%Strong yield — top 22% 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

68.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,328m
Crossrail 2 route6,260m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,078 nationally

2,115

Est. population

18,262/km²

79%

Employed

74%

Degree educated

£49,900

Median income

2.9%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

18%
37%
25%
Under 1818%
18–3437%
35–4925%
50–6413%
65+7%

Tenure

13%
25%
46%
16%
Own outright13%
Own (mortgage)25%
Private rent46%
Social rent16%
Shared ownership1%

Ethnicity

59%
17%
White British59%
White Other17%
Asian4%
Black12%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine8%
No car household46%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent46%
Social rent16%

vs. London

Income vs London+18.8%
Price vs London-13.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
30
Local approval rate
97%
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)
45
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

31-35, 31-35, EAST DULWICH ROAD, SE22125 homes
completed
2-2A, 2-2A, CRYSTAL PALACE ROAD, SE22 9HB22 homes
completed
DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, FERRIS ROAD, SE2222 homes
completed
KINGS ON THE RYE P.H., 132, KINGS ON THE RYE P.H., 132, PECKHAM RYE, SE1512 homes
completed
75, 75, CRYSTAL PALACE ROAD, SE2210 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 (£452,500)

£10,125

Standard buyer

£1,375

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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Key facts for SE22 9AL

Full postcodeSE22 9AL
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.461368
Longitude-0.070759
Parliamentary constituencyLewisham West and East Dulwich
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