Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45434, -0.07244

SE22 9EL— Goose Green, Southwark

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 40/100Low yield 3.47%

Best for: Families, Owner-occupiers

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
69
Safety
86
Schools
95
Transport
40
Environment
52
Investment
44

The bottom line

SE22 9EL offers exceptional schools (100% Good/Outstanding) and low crime at £630,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE22 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+21.2% vs London avg
vs London income+33.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE22 9EL

🛡️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📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How SE22 9EL 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 · 2 min walk

KS2: 109.5

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 7 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

6 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 · 2.2km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£630,000

Median sale price

Above London median by 21%

£630,000 is 21% above the London median (£520,000)

+0.8%

This year

Flat

Dominant type

Price history

5-year change
+39.2%
Sales (24 months)6
New build0.0%
Avg semi-detached£887,500
Avg terraced£1,235,000
Avg flat£375,000
Price per m²£8,936/m²
Price per ft²£830/ft²
Avg floor area72.7 m²

EPC breakdown

C
4%
D
27%
E
5%
G
1%

Based on 37 properties · Confidence: high

Street mix

Semi 14%Terraced 39%Flat 47%

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£19,000
First-time buyerFTB
£19,000
Additional propertyBTL/2nd
£37,900

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

11.2×

Price-to-income

£3,152/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£181,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.5%

Total change

+969%

Market Activity

Price Velocity & Acceleration

Current Velocity

+136.7%

per year

Acceleration

+206.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £600k–£700k · 48 sales

Property Type Mix

Total: 48 sales

Semi-detached14.6%
Terraced39.6%
Flat/maisonette45.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£83k£70k-15.7%1.8
Post-dot-com plateau2001–2002£230k£252k+9.8%3
Pre-crash peak2006–2007£220k£321k+45.8%2.5
GFC & correction2009–2012£375k£380k+1.3%1.8
Help-to-Buy recovery2013–2016£630k£662k+5.2%1.8
Brexit uncertainty2017–2019£590k£400k-32.2%1.3
Pandemic surge2020–2021£1.27m£453k-64.3%1
Rate-rise correction2022–2023£600k£1.23m+104.2%1
Current market2024–2025£375k£888k+136.7%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%
Terraced+0% α
Local
13.1%
District
13.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
12 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
22 min walk
Honor Oak Park Rail StationSouthern · Windrush
24 min walk
Denmark Hill Rail StationThameslink · Southeastern
24 min walk
Forest Hill Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

32

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

2.3 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 dock2.3 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: 4.6 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

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 787 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

64

Parks (1km)

30

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

22

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 958 m
16 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

980m

Post office

Nearby shops

Brothers Fruit & Vegetables311 m
AM Super Market906 m

Nearby cafes

Blue Brick Cafe291 m
Boulangerie Jade322 m
Johnny's Cafe333 m
Forest354 m

Nearby restaurants

Semas Fish Bar118 m
Spinach303 m
Firezza To You304 m
Franklins306 m

Nearby pubs

The Great Exhibition81 m
The Castle269 m
The Lordship Pub314 m
Dynamic Vines317 m

Nearby gyms

Casa Cora347 m
FitFor366 m
Push Studios379 m
East Dulwich Leisure Centre713 m

Nearby health

Tessa Jowell Health Centre787 m
Food hygiene (5-star)64% 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

E

High street health

Investment

Investment grade, yield and market outlook

44

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%Below average yield — bottom 51%
Gentrification score40/100
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

75.1

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,060m
Crossrail 2 route6,520m

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%
Price vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
36
Local approval rate
92%
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)
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
Land Bounded By Underhill Road Friern Road & Henslowe Road SE22.., Friern Road, Henslowe Road19 homes
completed
75, 75, CRYSTAL PALACE ROAD, SE2210 homes
completed
195-197 Crystal Palace Road London SE22 9EL, SE22 9EL10 homes
completed
201-205, 201-205, Crystal Palace Road, London, SE22 9EW9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£630,000)

£19,000

Standard buyer

£19,000

First-time buyer

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 9EL

Full postcodeSE22 9EL
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.454336
Longitude-0.072437
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