Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45622, -0.07231

SE22 9HF— Goose Green, Southwark

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

The overachiever's postcode

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 42/100Low yield 1.96%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
86
Schools
95
Transport
42
Environment
52
Investment
37

The bottom line

SE22 9HF offers exceptional schools (100% Good/Outstanding) and low crime at £1,113,400 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE22 9HF

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+114.1% vs London avg
vs London income+33.3% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE22 9HF

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

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“The overachiever's postcode”

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How SE22 9HF 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 · 5 min walk

KS2: 109.5

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 6 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 27 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

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 · 2.0km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,113,400

Median sale price

Top 10% — 114% above London median

£1,113,400 is 114% above the London median (£520,000)

+32.0%

This year

Terraced

Dominant type

Price history

5-year change
+51.0%
Sales (24 months)7
New build0.0%
Avg terraced£1,175,000
Avg flat£495,000
Price per m²£12,624/m²
Price per ft²£1,173/ft²
Avg floor area93.4 m²

EPC breakdown

A
1%
B
1%
C
10%
D
22%
E
7%
F
1%
G
2%

Based on 44 properties · Confidence: high

Street mix

Terraced 73%Detached 4%Flat 22%Other 1%

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£52,590
First-time buyerFTB
£52,590
Additional propertyBTL/2nd
£85,992

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

19.9×

Price-to-income

£5,570/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£233,500
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 (assumed)
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

1996–2026 · CAGR

+9.4%

Total change

+1378%

Market Activity

Price Velocity & Acceleration

Current Velocity

+91.1%

per year

Acceleration

+140.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 81 sales

Property Type Mix

Total: 81 sales

Detached3.7%
Terraced74.1%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£149k+87.4%3.4
Post-dot-com plateau2001–2004£211k£293k+38.9%2.2
Pre-crash peak2005–2007£275k£496k+80.5%3.3
GFC & correction2008–2012£250k£466k+86.4%2.2
Help-to-Buy recovery2013–2016£766k£434k-43.3%3
Brexit uncertainty2017–2019£435k£781k+79.5%3.3
Pandemic surge2021–2021£738k£738k+0%3
Rate-rise correction2022–2023£865k£760k-12.1%1
Current market2024–2026£1.21m£1.18m-2.6%2.3

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
19.7%
District
19.7%
Terraced+0% α
Local
10.5%
District
10.5%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
10 min walk
Peckham Rye Rail StationSoutheastern · Windrush
19 min walk
Denmark Hill Rail StationSoutheastern · Windrush
22 min walk
Honor Oak Park Rail StationWindrush · Southern
25 min walk
Queens Road Peckham Rail StationWindrush · Southern
27 min walk
No bus stops within 400m

37

Walkability score

10

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park703m
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: 4.4 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.6 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

26 min walk

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 665 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

33

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 797 m
9 tennis courts2 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)

1.1km

Post office

Nearby shops

Brothers Fruit & Vegetables250 m
Payless Food & Wine872 m
AM Super Market1.1 km

Nearby cafes

Blue Brick Cafe108 m
Forest154 m
Beauty and the Feast213 m
Uplands Cafe232 m

Nearby restaurants

Emily's Plaice131 m
Monkatsu178 m
Thai Corner Cafe182 m
Semas Fish Bar218 m

Nearby pubs

The Great Exhibition150 m
The Actress159 m
Dynamic Vines246 m
The Palmerston265 m

Nearby gyms

Casa Cora148 m
FitFor275 m
Push Studios313 m
East Dulwich Leisure Centre503 m

Nearby health

Tessa Jowell Health Centre664 m
Food hygiene (5-star)66% of 140

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

37

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

73.4

Price growth score

B
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,875m
Crossrail 2 route6,430m

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+114.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
41
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
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
75, 75, CRYSTAL PALACE ROAD, SE2210 homes
completed
56-62 Lordship Lane SE2210 homes
completed
195-197 Crystal Palace Road London SE22 9EL, SE22 9EL10 homes
completed
97, 97, CRYSTAL PALACE ROAD, SE22 9EY9 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 (£1,113,400)

£52,590

Standard buyer

£52,590

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 9HF

Full postcodeSE22 9HF
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.456223
Longitude-0.072315
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