Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.46087, -0.07192

SE22 9BF— Goose Green, Southwark

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

The practical family move

 

Top 13% LondonSchools 100%Safety 76/100Transport 52/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
76
Schools
100
Transport
52
Environment
51
Investment
48

The bottom line

SE22 9BF 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.

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Location

SE22 9BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.8% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for SE22 9BF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How SE22 9BF 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.2 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

-10% vs borough

Crime by type

Other37%
Violence & sexual offences21%
Theft13%
Anti-social behaviour8%
Burglary7%
Vehicle crime6%
Robbery5%
Drug offences4%

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 · 1.5km

Crime is +51% above 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£7,530/m²
Price per ft²£700/ft²
Avg floor area83 m²

EPC breakdown

B
18%
C
4%

Based on 22 properties · Confidence: medium

Street mix

Terraced 12%Flat 88%

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£207,500
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2025 · CAGR

+-0.7%

Total change

-5%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.7%

per year

Acceleration

+68.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Terraced12%
Flat/maisonette88%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£658k£675k+2.7%5.5
Pandemic surge2020–2021£450k£565k+25.6%5
Rate-rise correction2022–2022£575k£575k+0%2
Current market2024–2025£435k£625k+43.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-3.3%
District
-3.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
8 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
13 min walk
Denmark Hill Rail StationSoutheastern · Windrush
18 min walk
Queens Road Peckham Rail StationWindrush · Southern
22 min walk
Honor Oak Park Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

48

Walkability score

40

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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park284m
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: 3.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 52%
Less green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 12.1 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): 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 · 624 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

44

Restaurants (800m)

29

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 566 m
2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C
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

Brothers Fruit & Vegetables599 m
Payless Food & Wine616 m
Food & Wine675 m
SG Convenience Store797 m

Nearby cafes

Fabulous Ice Fires155 m
Chacarero232 m
Oru Space265 m
Chilli & Garlic271 m

Nearby restaurants

KOKUM139 m
Rose's178 m
Pizza Joint191 m
Viet Flavours240 m

Nearby pubs

Hop, Burns and Black203 m
East Dulwich Tavern222 m
The Bishop243 m
The Gowlett336 m

Nearby gyms

East Dulwich Leisure Centre16 m
Sama Yoga393 m
Casa Cora397 m
HS Fitness Studio474 m

Nearby pharmacies

RoPharm Chemist902 m

Nearby health

Tessa Jowell Health Centre621 m
Food hygiene (5-star)64% of 180

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

48

Investment score

Moderate

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score32/100
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

65.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,416m
Crossrail 2 route6,214m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,183 nationally

2,016

Est. population

9,290/km²

76%

Employed

71%

Degree educated

£49,900

Median income

3.2%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

16%
36%
25%
14%
Under 1816%
18–3436%
35–4925%
50–6414%
65+10%

Tenure

16%
30%
32%
21%
Own outright16%
Own (mortgage)30%
Private rent32%
Social rent21%
Shared ownership0%
Rent free0%

Ethnicity

59%
16%
White British59%
White Other16%
Asian6%
Black10%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household52%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent32%
Social rent21%

vs. London

Income vs London+18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
41
Planning apps (3 years)
32
Local approval rate
93%
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)
38
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
DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, FERRIS ROAD, SE2222 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
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

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Key facts for SE22 9BF

Full postcodeSE22 9BF
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.460874
Longitude-0.071917
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