Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.46170, -0.07427

SE22 9AT— Goose Green, Southwark

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

The hidden gem

 

Top 5% LondonSchools 100%Safety 83/100Transport 54/100Yield 4.96%

Best for: Families

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Strong for families — high safety and school scores

Liveability
75
Safety
83
Schools
90
Transport
54
Environment
45
Investment
65

The bottom line

SE22 9AT offers exceptional schools (100% Good/Outstanding) and low crime at £440,000 median — a strong choice for Families.

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Location

SE22 9AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-15.4% vs London avg
vs London income+18.8% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for SE22 9AT

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

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“The hidden gem”

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How SE22 9AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Goose Green Primary and Nursery School

Good · Inspected Jan 2020 · 2 min walk

KS2: 103.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 6 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.5 incidents per 1,000 residents

Better than 60% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences24%
Other21%
Anti-social behaviour20%
Vehicle crime15%
Burglary11%
Theft6%
Robbery4%
Drug offences0%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.4km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£440,000

Median sale price

15% below London median

£440,000 is 15% below the London median (£520,000)

+95.0%

This year

Flat

Dominant type

Price history

5-year change
+54.4%
Sales (24 months)5
New build0.0%
Avg flat£440,000
Price per m²£7,586/m²
Price per ft²£705/ft²
Avg floor area58.4 m²

EPC breakdown

C
35%
D
47%
E
13%

Based on 95 properties · Confidence: high

Street mix

Semi 4%Terraced 1%Detached 1%Flat 94%

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£9,500
First-time buyerFTB
£750
Additional propertyBTL/2nd
£22,700

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

8.8×

Price-to-income

£2,201/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£146,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1995–2025 · CAGR

+7.8%

Total change

+858%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.4%

per year

Acceleration

+95.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 131 sales

Property Type Mix

Total: 131 sales

Detached0.8%
Semi-detached4.6%
Flat/maisonette94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£111k+107.2%4.8
Post-dot-com plateau2001–2004£120k£225k+87.5%7
Pre-crash peak2005–2007£197k£250k+27.2%7
GFC & correction2008–2012£220k£228k+3.4%4.8
Help-to-Buy recovery2013–2016£394k£515k+30.8%2.2
Brexit uncertainty2017–2019£543k£552k+1.8%2.3
Pandemic surge2020–2021£555k£285k-48.6%1
Rate-rise correction2022–2023£515k£410k-20.4%2
Current market2024–2025£303k£513k+69.4%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.5%
District
7.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position75

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
5 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
12 min walk
Denmark Hill Rail StationSoutheastern · Windrush
16 min walk
Queens Road Peckham Rail StationWindrush · Southern
22 min walk
Honor Oak Park Rail StationSouthern · Windrush
30 min walk
No bus stops within 400m

52

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

2.0 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park418m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Disabled· no
672m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

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

18 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 512 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

47

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 397 m
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

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Payless Food & Wine439 m
Brothers Fruit & Vegetables634 m
Food & Wine712 m
Jaffa Food Store837 m

Nearby cafes

Chacarero180 m
Chilli & Garlic192 m
GAIL's198 m
Oru Space214 m

Nearby restaurants

Mirash Tandoori144 m
Viet Flavours206 m
Franco Manca210 m
KOKUM255 m

Nearby pubs

East Dulwich Tavern156 m
The Bishop221 m
Hop, Burns and Black317 m
The Cherry Tree331 m

Nearby gyms

East Dulwich Leisure Centre192 m
HS Fitness Studio304 m
Bodylift475 m
Casa Cora483 m

Nearby pharmacies

RoPharm Chemist893 m

Nearby health

Tessa Jowell Health Centre508 m
Food hygiene (5-star)70% of 171

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

E

High street health

Investment

Investment grade, yield and market outlook

65

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score47/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

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

8/100

Velocity score

Future outlook

80.1

Price growth score

A
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,420m
Crossrail 2 route6,026m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,655 nationally

1,561

Est. population

18,920/km²

71%

Employed

66%

Degree educated

£49,900

Median income

3.0%

Claimant rate

Inner cityVery high densityYoung professionals

44

Community stability

Age profile

22%
23%
29%
17%
Under 1822%
18–3423%
35–4929%
50–6417%
65+9%

Tenure

21%
29%
27%
22%
Own outright21%
Own (mortgage)30%
Private rent27%
Social rent22%
Shared ownership1%
Rent free0%

Ethnicity

57%
14%
White British57%
White Other13%
Asian4%
Black14%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household40%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent27%
Social rent22%

vs. London

Income vs London+18.8%
Price vs London-15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
48
Planning apps (3 years)
35
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)
26
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
GROVE VALE DEPOT SITE, GROVE VALE DEPOT SITE, VALE END, SE2289 homes
completed
2-2A, 2-2A, CRYSTAL PALACE ROAD, SE22 9HB22 homes
completed
41-43 EAST DULWICH ROAD,, 41-43 EAST DULWICH ROAD,, DULWICH ROAD, SE22 9BY10 homes
completed
56-62 Lordship Lane 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
15,228
Constituency
Peckham

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£440,000)

£9,500

Standard buyer

£750

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 9AT

Full postcodeSE22 9AT
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.461704
Longitude-0.074272
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