Dulwich Hill · Southwark · Dulwich and West Norwood constituency · 51.45132, -0.07245

SE22 9PH— Dulwich Hill, Southwark

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

The practical family move

 

Schools 100%Safety 84/100Transport 36/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

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

Liveability
65
Safety
84
Schools
100
Transport
36
Environment
53
Investment
35

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE22 9PH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE22 9PH meets your needs.

Location

SE22 9PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SE22 9PH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE22 9PH with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE22 9PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Anthony's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 106.0

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 10 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-62% vs borough

Crime by type

Other48%
Anti-social behaviour16%
Violence & sexual offences16%
Vehicle crime9%
Theft4%
Robbery4%
Burglary3%
Drug offences1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 2.5km

Crime is 36% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,211/m²
Price per ft²£856/ft²
Avg floor area95.8 m²

EPC breakdown

C
7%
D
24%
E
5%
G
1%

Based on 37 properties · Confidence: high

Street mix

Semi 2%Terraced 95%Flat 3%

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£239,500
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 CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.9%

Total change

+701%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.6%

per year

Acceleration

-63.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 94 sales

Property Type Mix

Total: 94 sales

Semi-detached2.1%
Terraced94.7%
Flat/maisonette3.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£167k+126.3%3.7
Post-dot-com plateau2001–2004£188k£270k+43.6%3.5
Pre-crash peak2005–2007£275k£418k+51.8%3.7
GFC & correction2008–2012£297k£500k+68.4%2.8
Help-to-Buy recovery2013–2016£570k£877k+53.9%2.8
Brexit uncertainty2017–2019£990k£730k-26.3%2.3
Pandemic surge2020–2021£923k£888k-3.8%4.5
Rate-rise correction2022–2023£853k£968k+13.4%2
Current market2024–2026£1.13m£590k-47.6%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10%
District
10%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
16 min walk
Honor Oak Park Rail StationWindrush · Southern
23 min walk
Forest Hill Rail StationSouthern · Windrush
24 min walk
Peckham Rye Rail StationSoutheastern · Windrush
26 min walk
Denmark Hill Rail StationThameslink · Southeastern
28 min walk
No bus stops within 400m

27

Walkability score

11

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: 4.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 11.0 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

32 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

17

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.3 km
11 tennis courts2 swimming pools3 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)

907m

Post office

Nearby shops

Brothers Fruit & Vegetables584 m
AM Super Market625 m

Nearby cafes

The Plough Cafe223 m
Boulangerie Jade602 m
Blue Brick Cafe621 m
Johnny's Cafe621 m

Nearby restaurants

Magic Wok239 m
Victus & Bibo242 m
Hanush267 m
Rajah Rowing Team267 m

Nearby pubs

The Castle98 m
The Plough239 m
The Great Exhibition404 m
The Lordship Pub480 m

Nearby gyms

Push Studios637 m
FitFor645 m
Casa Cora680 m
Southwark Sports Bowls Club869 m
Food hygiene (5-star)62% of 90

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

35

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score22/100
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

56.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,349m
Crossrail 2 route6,675m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,542 nationally

1,936

Est. population

18,311/km²

64%

Employed

58%

Degree educated

£47,700

Median income

3.3%

Claimant rate

Inner cityVery high densityYoung professionals

45

Community stability

Age profile

21%
26%
22%
21%
Under 1822%
18–3426%
35–4923%
50–6421%
65+10%

Tenure

23%
30%
27%
19%
Own outright23%
Own (mortgage)30%
Private rent27%
Social rent19%
Shared ownership1%
Rent free0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian6%
Black13%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household39%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Private rent27%
Social rent19%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
23
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)
13
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
201-205, 201-205, Crystal Palace Road, London, SE22 9EW9 homes
completed
55, 55, SILVESTER ROAD, LONDON, SE22 9PA8 homes
completed
Heber Arms P.H., 3, Heber Arms P.H., 3, Heber Road, SE227 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

Live in SE22 9PH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE22 9PH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

Similar postcodes

Frequently asked questions

📍 Track SE22 9PH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE22 9PH

Full postcodeSE22 9PH
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.451324
Longitude-0.072449
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