Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45486, -0.07318

SE22 9DA— Goose Green, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 41/100⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
86
Schools
95
Transport
41
Environment
52
Investment
62

The bottom line

SE22 9DA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE22 9DA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE22 9DA meets your needs.

Location

SE22 9DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+33.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE22 9DA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE22 9DA with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE22 9DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Heber Primary School

Good · Inspected Oct 2019 · 3 min walk

KS2: 109.5

★★★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.7 incidents per 1,000 residents

Better than 77% of London
→ Stable

-70% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Vehicle crime13%
Burglary10%
Theft8%
Anti-social behaviour6%
Drug offences4%
Robbery2%

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 · 2.1km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area84.1 m²

EPC breakdown

C
3%
D
6%
E
2%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 10%Terraced 90%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£210,250
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, no insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.2%

Total change

+1066%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

+10.97

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached10.3%
Terraced89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£165k+175%1.7
Post-dot-com plateau2001–2004£173k£304k+75.9%1.3
Pre-crash peak2005–2005£270k£270k+0%1
GFC & correction2011–2012£470k£575k+22.3%1
Help-to-Buy recovery2013–2016£590k£725k+22.9%2
Brexit uncertainty2018–2019£925k£775k-16.2%1
Pandemic surge2021–2021£695k£695k+0%2
Rate-rise correction2023–2023£700k£700k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.2%
District
9.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
11 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
21 min walk
Denmark Hill Rail StationThameslink · Southeastern
23 min walk
Honor Oak Park Rail StationWindrush · Southern
25 min walk
Forest Hill Rail StationWindrush · Southern
28 min walk
No bus stops within 400m

35

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria42 min ↑
Waterloo51 min ↑
Canary Wharf48 min ↑
City48 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock2.2 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: 4.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.4 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): 3

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

28 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 709 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

31

Restaurants (800m)

20

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

26

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 881 m
19 tennis courts1 swimming pools2 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)

957m

Post office

Nearby shops

Brothers Fruit & Vegetables235 m
Payless Food & Wine958 m
AM Super Market981 m

Nearby cafes

Blue Brick Cafe225 m
Boulangerie Jade244 m
Johnny's Cafe255 m
Forest291 m

Nearby restaurants

Semas Fish Bar172 m
Spinach229 m
Firezza To You230 m
Franklins231 m

Nearby pubs

The Great Exhibition100 m
Dynamic Vines240 m
The Lordship Pub262 m
The Castle319 m

Nearby gyms

Casa Cora284 m
FitFor288 m
Push Studios303 m
East Dulwich Leisure Centre659 m

Nearby health

Tessa Jowell Health Centre709 m
Food hygiene (5-star)64% of 129

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

62

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
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

53.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,036m
Crossrail 2 route6,447m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,820 nationally

1,592

Est. population

20,779/km²

75%

Employed

70%

Degree educated

£56,000

Median income

4.1%

Claimant rate

Inner cityVery high densityYoung professionals

50

Community stability

Age profile

23%
25%
28%
14%
Under 1823%
18–3425%
35–4928%
50–6414%
65+10%

Tenure

24%
39%
23%
13%
Own outright24%
Own (mortgage)39%
Private rent23%
Social rent13%
Shared ownership0%

Ethnicity

62%
13%
White British62%
White Other13%
Asian5%
Black10%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine10%
No car household38%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent23%
Social rent13%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
42
Planning apps (3 years)
30
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

87-109, 87-109, HINDMANS ROAD, SE2228 homes
completed
195-197 Crystal Palace Road London SE22 9EL, SE22 9EL10 homes
completed
56-62 Lordship Lane SE2210 homes
completed
75, 75, CRYSTAL PALACE ROAD, SE2210 homes
completed
265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.6%
Ward turnout
51%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Eloise Amanda Waldon-DayGreen
James Robert McAshGreen
George Ronald GrimeGreen

Live in SE22 9DA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE22 9DA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

Similar postcodes

Frequently asked questions

📍 Track SE22 9DA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE22 9DA

Full postcodeSE22 9DA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.454861
Longitude-0.073178
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