Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.45990, -0.07284

SE22 9HD— Goose Green, Southwark

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

The practical family move

 

Schools 100%Safety 76/100Transport 52/100Low yield 3.03%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
76
Schools
60
Transport
52
Environment
51
Investment
52

The bottom line

SE22 9HD offers exceptional schools (100% Good/Outstanding) and low crime at £720,000 median — a strong choice for Families.

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Location

SE22 9HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+38.5% vs London avg
vs London income+18.8% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for SE22 9HD

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

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“The practical family move”

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How SE22 9HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good 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 · 5 min walk

KS2: 105.8

—

Secondary

The Charter School East Dulwich

Not yet inspected · 7 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 · 22 min walk

9 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.6km

Crime is +51% above 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.

£720,000

Median sale price

Above London median by 38%

£720,000 is 38% above the London median (£520,000)

+18.9%

This year

Terraced

Dominant type

Price history

5-year change
-17.7%
Sales (24 months)5
New build0.0%
Avg terraced£917,650
Avg flat£720,000
Price per m²£8,126/m²
Price per ft²£755/ft²
Avg floor area92.3 m²

EPC breakdown

C
24%
D
38%
E
10%
G
1%

Based on 73 properties · Confidence: high

Street mix

Semi 4%Terraced 50%Flat 46%

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£23,500
First-time buyerFTB
£23,500
Additional propertyBTL/2nd
£45,100

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

14.4×

Price-to-income

£3,602/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£230,750
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 CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9%

Total change

+1220%

Market Activity

Price Velocity & Acceleration

Current Velocity

+112.5%

per year

Acceleration

+168.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 141 sales

Property Type Mix

Total: 141 sales

Semi-detached3.5%
Terraced52.5%
Flat/maisonette44%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£120k+49.1%7
Post-dot-com plateau2001–2004£240k£300k+25%7
Pre-crash peak2005–2007£197k£515k+161.4%2.7
GFC & correction2008–2012£434k£650k+49.9%4.4
Help-to-Buy recovery2013–2016£284k£998k+252.1%2.5
Brexit uncertainty2017–2019£550k£1.09m+99.1%3.3
Pandemic surge2020–2021£814k£875k+7.5%2.5
Rate-rise correction2022–2023£1.00m£1.13m+11.9%5.5
Current market2024–2025£500k£1.06m+112.5%2.5

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
9.2%
District
9.2%
Terraced+0% α
Local
10.1%
District
10.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
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 · Thameslink
14 min walk
Denmark Hill Rail StationSoutheastern · Windrush
18 min walk
Queens Road Peckham Rail StationWindrush · Southern
23 min walk
Honor Oak Park Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

49

Walkability score

41

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park395m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 12.0 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

21 min walk

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 539 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

38

Parks (1km)

40

Restaurants (800m)

26

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 529 m
2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Brothers Fruit & Vegetables474 m
Payless Food & Wine591 m
Food & Wine801 m
Jaffa Food Store961 m

Nearby cafes

Chacarero157 m
Bon159 m
Amalfi176 m
Oru Space178 m

Nearby restaurants

Viet Flavours150 m
Franco Manca150 m
Meat Liquor155 m
Yard Sale156 m

Nearby pubs

The Bishop146 m
East Dulwich Tavern161 m
The Palmerston260 m
The Actress279 m

Nearby gyms

East Dulwich Leisure Centre110 m
Casa Cora279 m
FitFor434 m
Sama Yoga434 m

Nearby pharmacies

RoPharm Chemist1.0 km

Nearby health

Tessa Jowell Health Centre536 m
Food hygiene (5-star)65% of 166

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

52

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score25/100
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

68.6

Price growth score

B
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,542m
Crossrail 2 route6,208m

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%
Price vs London+38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
46
Planning apps (3 years)
31
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)
0

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)

31-35, 31-35, EAST DULWICH ROAD, SE22125 homes
completed
2-2A, 2-2A, CRYSTAL PALACE ROAD, SE22 9HB22 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
41-43 EAST DULWICH ROAD,, 41-43 EAST DULWICH ROAD,, DULWICH ROAD, SE22 9BY10 homes
completed
75, 75, CRYSTAL PALACE ROAD, 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£720,000)

£23,500

Standard buyer

£23,500

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 9HD

Full postcodeSE22 9HD
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.459900
Longitude-0.072836
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