Dulwich Hill · Southwark · Dulwich and West Norwood constituency · 51.45392, -0.07063

SE22 9PF— Dulwich Hill, Southwark

Location and area intelligence for SE22 9PF, Dulwich Hill, Southwark

Strong, well-rated schools nearby

 

Schools 100%Safety 86/100Transport 34/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
86
Schools
95
Transport
34
Environment
51
Investment
57

The bottom line

SE22 9PF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE22 9PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for SE22 9PF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE22 9PF 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 · 3 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.4 incidents per 1,000 residents

Better than 77% of London
→ Stable

-70% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Vehicle crime17%
Anti-social behaviour10%
Burglary7%
Drug offences5%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.3km

Crime is 50% 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£4,746/m²
Price per ft²£441/ft²
Avg floor area77.7 m²

EPC breakdown

C
7%
D
7%
E
2%
F
3%

Based on 19 properties · Confidence: medium

Street mix

Terraced 52%Flat 39%Other 9%

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£194,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2026 · CAGR

+1.1%

Total change

+29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-77.0%

per year

Acceleration

-218.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 21 sales

Property Type Mix

Total: 21 sales

Terraced57.1%
Flat/maisonette42.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£267k£378k+41.2%1
Pre-crash peak2005–2006£292k£187k-35.8%2
GFC & correction2009–2011£363k£232k-36%1.3
Help-to-Buy recovery2013–2014£625k£830k+32.8%2
Brexit uncertainty2019–2019£980k£980k+0%1
Pandemic surge2020–2021£986k£818k-17.1%1.5
Rate-rise correction2022–2023£620k£1.50m+141.9%1
Current market2026–2026£345k£345k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
14 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
22 min walk
Honor Oak Park Rail StationSouthern · Windrush
23 min walk
Forest Hill Rail StationWindrush · Southern
25 min walk
Denmark Hill Rail StationSoutheastern · Windrush
26 min walk
No bus stops within 400m

28

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

2.4 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 dock2.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB1% green spaceTree canopy: 70%
Less green space than 96% of London

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

29 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 911 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

28

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.1 km
1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

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 & Vegetables440 m
AM Super Market813 m

Nearby cafes

Aroma Lab370 m
Beauty and the Feast372 m
Blue Brick Cafe383 m
Uplands Cafe394 m

Nearby restaurants

Semas Fish Bar67 m
Emily's Plaice389 m
Spinach435 m
Franklins436 m

Nearby pubs

The Great Exhibition136 m
The Castle287 m
The Actress408 m
The Lordship Pub445 m

Nearby gyms

Casa Cora430 m
FitFor491 m
Push Studios509 m
Sama Yoga698 m
Food hygiene (5-star)61% of 119

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

57

Investment score

Good

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,036m
Crossrail 2 route6,653m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,211 nationally

1,790

Est. population

13,432/km²

74%

Employed

67%

Degree educated

£47,700

Median income

2.8%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

24%
23%
28%
15%
Under 1824%
18–3423%
35–4928%
50–6415%
65+10%

Tenure

21%
39%
25%
15%
Own outright21%
Own (mortgage)39%
Private rent26%
Social rent15%

Ethnicity

60%
14%
White British60%
White Other14%
Asian4%
Black10%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household35%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent25%
Social rent15%

vs. London

Income vs London+13.6%

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)
27
Planning apps (3 years)
29
Local approval rate
89%
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)
16
Largest scheme
34 homes · LAND TO REAR OF, LAND TO REAR OF, ST AIDAN'S ROAD, UPLAND 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
291, 291, UNDERHILL ROAD, SE2211 homes
completed
195-197 Crystal Palace Road London SE22 9EL, SE22 9EL10 homes
completed
75, 75, CRYSTAL PALACE ROAD, SE2210 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.7%
Ward turnout
48%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Tori GriffithsLabour
Janice Gail WhiteGreen

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Key facts for SE22 9PF

Full postcodeSE22 9PF
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.453920
Longitude-0.070627
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