Goose Green · Southwark · Dulwich and West Norwood constituency · 51.45326, -0.07362

SE22 9LA— Goose Green, Southwark

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

The practical family move

 

Schools 100%Safety 85/100Transport 39/100~1% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
68
Safety
85
Schools
90
Transport
39
Environment
54
Investment
30

The bottom line

SE22 9LA 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.

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Location

SE22 9LA

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-39.0% vs London avg

Deep-dive guides for SE22 9LA

🛡️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 9LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Heber Primary School

Good · Inspected Oct 2019 · 1 min walk

KS2: 109.5

—

Secondary

The Charter School East Dulwich

Not yet inspected · 10 min walk

P8: +0.27A8: 53.0

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

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.5 incidents per 1,000 residents

Better than 71% of London
→ Stable

-64% vs borough

Crime by type

Other25%
Vehicle crime23%
Violence & sexual offences21%
Anti-social behaviour16%
Theft10%
Drug offences3%
Robbery1%
Burglary1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.3km

Crime is 39% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£15,198/m²
Price per ft²£1,412/ft²
Avg floor area100.8 m²

EPC breakdown

C
1%
D
15%
E
6%

Based on 22 properties · Confidence: medium

Street mix

Semi 41%Terraced 38%Flat 22%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£252,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+10.8%

Total change

+1686%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.5%

per year

Acceleration

+43.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached40.6%
Terraced37.5%
Flat/maisonette21.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£84k£117k+39.9%1.4
Post-dot-com plateau2002–2004£250k£290k+16.2%1.3
Pre-crash peak2006–2007£500k£424k-15.2%2.5
GFC & correction2009–2012£455k£282k-38%1.8
Help-to-Buy recovery2015–2016£800k£785k-1.9%1.5
Brexit uncertainty2017–2018£880k£848k-3.6%1
Pandemic surge2021–2021£1.08m£1.08m+0%2
Rate-rise correction2022–2022£1.06m£1.06m+0%1
Current market2024–2024£1.50m£1.50m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.3%
District
6.3%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
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
13 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
24 min walk
Honor Oak Park Rail StationSouthern · Windrush
25 min walk
Denmark Hill Rail StationThameslink · Southeastern
25 min walk
Forest Hill Rail StationSouthern · Windrush
26 min walk
No bus stops within 400m

31

Walkability score

8

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 waterMEDIUM
Medium
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: 4.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 11.3 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

30 min walk

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 825 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

30

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.0 km
19 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)

862m

Post office

Nearby shops

Brothers Fruit & Vegetables354 m
AM Super Market845 m

Nearby cafes

The Plough Cafe350 m
Boulangerie Jade373 m
Johnny's Cafe391 m
Blue Brick Cafe402 m

Nearby restaurants

Semas Fish Bar242 m
Mr Lui Peking Cuisine331 m
Spinach335 m
Firezza To You338 m

Nearby pubs

The Castle142 m
The Great Exhibition226 m
The Lordship Pub275 m
Dynamic Vines365 m

Nearby gyms

Push Studios410 m
FitFor415 m
Casa Cora462 m
East Dulwich Leisure Centre840 m

Nearby health

Tessa Jowell Health Centre825 m
Food hygiene (5-star)63% of 123

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

30

Investment score

Weak

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

Low gross yield (1.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

4/100

Velocity score

Future outlook

62.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,205m
Crossrail 2 route6,503m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,050 nationally

1,848

Est. population

21,381/km²

73%

Employed

70%

Degree educated

£56,000

Median income

3.2%

Claimant rate

Inner cityVery high densityYoung professionals

47

Community stability

Age profile

23%
26%
28%
15%
Under 1823%
18–3426%
35–4928%
50–6415%
65+9%

Tenure

17%
42%
26%
15%
Own outright17%
Own (mortgage)42%
Private rent26%
Social rent14%
Shared ownership1%
Rent free0%

Ethnicity

57%
13%
White British57%
White Other13%
Asian10%
Black10%
Mixed8%
Other2%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine7%
No car household32%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent26%
Social rent15%

vs. London

Income vs London+33.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
43
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
28 homes · 87-109, 87-109, HINDMANS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

357-365, 357-365, LORDSHIP LANE, LANDELLS ROAD (1), SE2211 homes
completed
195-197 Crystal Palace Road London SE22 9EL, SE22 9EL10 homes
completed
265 - 267, 265 - 267, Lordship Lane, SE22 8JP9 homes
completed
201-205, 201-205, Crystal Palace Road, London, SE22 9EW9 homes
completed
128-130, 128-130, LORDSHIP LANE, SE22 8HD8 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 9LA

Full postcodeSE22 9LA
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.453258
Longitude-0.073620
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
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