Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45747, -0.07516

SE22 9DQ— Goose Green, Southwark

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

The practical family move

 

Schools 100%Safety 70/100Transport 50/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
70
Schools
60
Transport
50
Environment
53
Investment
74

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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

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Location

SE22 9DQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+33.3% vs London avg
vs London crime+101.0% vs London avg

Deep-dive guides for SE22 9DQ

🛡️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

“The practical family move”

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How SE22 9DQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Harris Primary Academy East Dulwich

Not yet inspected · 3 min walk

KS2: 105.6

—

Secondary

The Charter School East Dulwich

Not yet inspected · 5 min walk

P8: +0.27A8: 53.0

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 · 26 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

130.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+20% vs borough

Crime by type

Other38%
Violence & sexual offences18%
Vehicle crime13%
Anti-social behaviour12%
Theft9%
Robbery6%
Burglary4%
Drug offences1%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.8km

Crime is +101% above London average

Property

Prices, sales volume and market trends

Avg floor area62.4 m²

EPC breakdown

C
5%
D
11%
E
1%

Based on 17 properties · Confidence: medium

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

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£156,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2023 · CAGR

+8.9%

Total change

+740%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.3%

per year

Acceleration

-10.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£50k£58k+16%3
Post-dot-com plateau2002–2004£111k£130k+17.1%1.7
Pre-crash peak2006–2006£175k£175k+0%1
GFC & correction2012–2012£192k£192k+0%1
Help-to-Buy recovery2014–2014£258k£258k+0%2
Brexit uncertainty2019–2019£343k£343k+0%2
Rate-rise correction2023–2023£420k£420k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
9.6%
District
9.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
7 min walk
Peckham Rye Rail StationSoutheastern · Windrush
18 min walk
Denmark Hill Rail StationSoutheastern · Windrush
19 min walk
Queens Road Peckham Rail StationSouthern · Windrush
27 min walk
Honor Oak Park Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

49

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

2.1 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park697m
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: 4.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.7 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

24 min walk

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 425 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

66

Parks (1km)

39

Restaurants (800m)

23

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

26

Sports (1km)

1

Convenience

Nearest supermarketM&S Food · 564 m
19 tennis courts2 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

2

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Brothers Fruit & Vegetables161 m
Payless Food & Wine641 m

Nearby cafes

Joe & The Juice40 m
Kanella and Co54 m
Johnny's Cafe111 m
Forest133 m

Nearby restaurants

Gourmet Burger Kitchen52 m
Love Dulwich63 m
Olivelli71 m
Yama Momo89 m

Nearby pubs

The Palmerston57 m
Dynamic Vines146 m
The Bishop255 m
The Actress258 m

Nearby gyms

FitFor120 m
Casa Cora130 m
Push Studios169 m
East Dulwich Leisure Centre425 m

Nearby health

Tessa Jowell Health Centre424 m
Food hygiene (5-star)65% of 130

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

74

Investment score

Strong

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

51.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,857m
Crossrail 2 route6,191m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,944 nationally

1,655

Est. population

14,460/km²

75%

Employed

68%

Degree educated

£56,000

Median income

4.7%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

22%
27%
26%
17%
Under 1822%
18–3427%
35–4926%
50–6417%
65+9%

Tenure

22%
32%
33%
14%
Own outright22%
Own (mortgage)32%
Private rent33%
Social rent14%
Shared ownership0%

Ethnicity

57%
14%
White British57%
White Other14%
Asian5%
Black12%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household39%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent33%
Social rent14%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
43
Planning apps (3 years)
33
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

195-197 Crystal Palace Road London SE22 9EL, SE22 9EL10 homes
completed
56-62 Lordship Lane SE2210 homes
completed
201-205, 201-205, Crystal Palace Road, London, SE22 9EW9 homes
completed
97, 97, CRYSTAL PALACE ROAD, SE22 9EY9 homes
completed
84-90, 84-90, LORDHSIP LANE, SE22 8HF8 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

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Key facts for SE22 9DQ

Full postcodeSE22 9DQ
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.457465
Longitude-0.075156
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