Dulwich Hill · Southwark · Lewisham West and East Dulwich constituency · 51.45379, -0.07157

SE22 9PN— Dulwich Hill, Southwark

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

The practical family move

 

Schools 100%Safety 82/100Transport 39/100Low yield 2.80%

Best for: Families

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

Liveability
64
Safety
82
Schools
95
Transport
39
Environment
52
Investment
44

The bottom line

SE22 9PN offers exceptional schools (100% Good/Outstanding) and low crime at £780,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE22 9PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+50.0% vs London avg
vs London income+18.8% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for SE22 9PN

🛡️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 9PN 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 · 2 min walk

KS2: 109.5

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 7 min walk

P8: +1.00A8: 55.4

100% of local schools rated Good or Outstanding · based on 12 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

55.5 incidents per 1,000 residents

Better than 58% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences20%
Other18%
Vehicle crime18%
Burglary7%
Drug offences6%
Theft1%
Robbery1%

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 15% below London average

Property

2 Jul

Prices, sales volume and market trends

£780,000

Median sale price

Top 25% — 50% above London median

£780,000 is 50% above the London median (£520,000)

+18.5%

This year

Terraced

Dominant type

Price history

5-year change
-4.9%
Sales (24 months)11
New build0.0%
Avg terraced£815,000
Avg flat£392,500
Price per m²£10,940/m²
Price per ft²£1,016/ft²
Avg floor area73.1 m²

EPC breakdown

C
13%
D
32%
E
7%
F
2%

Based on 54 properties · Confidence: high

Street mix

Semi 3%Terraced 78%Flat 19%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£26,500
First-time buyerFTB
£26,500
Additional propertyBTL/2nd
£49,900

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

15.6×

Price-to-income

£3,902/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£182,750
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)
RoofPitched, 100 mm loft insulation
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

+8.4%

Total change

+1116%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.3%

per year

Acceleration

-3.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 109 sales

Property Type Mix

Total: 109 sales

Semi-detached2.8%
Terraced78%
Flat/maisonette19.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£161k+158.9%3.4
Post-dot-com plateau2001–2004£195k£200k+2.5%6
Pre-crash peak2005–2007£274k£334k+21.8%2.3
GFC & correction2008–2012£344k£430k+25.1%3.8
Help-to-Buy recovery2013–2016£535k£625k+16.8%2.2
Brexit uncertainty2017–2019£747k£850k+13.9%3
Pandemic surge2020–2021£575k£820k+42.5%2.5
Rate-rise correction2022–2023£486k£853k+75.7%3.5
Current market2024–2026£918k£754k-17.8%4

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
6.7%
District
6.7%
Terraced+0% α
Local
8.7%
District
8.7%

CAGR over 21yr 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
13 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
23 min walk
Honor Oak Park Rail StationSouthern · Windrush
23 min walk
Denmark Hill Rail StationThameslink · Southeastern
25 min walk
Forest Hill Rail StationSouthern · Windrush
26 min walk
No bus stops within 400m

28

Walkability score

2

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: 4.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% 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

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 873 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

45

Parks (1km)

30

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 1.0 km
3 tennis courts2 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)

1.0km

Post office

Nearby shops

Brothers Fruit & Vegetables397 m
AM Super Market825 m

Nearby cafes

Blue Brick Cafe367 m
Beauty and the Feast402 m
Boulangerie Jade407 m
Aroma Lab407 m

Nearby restaurants

Semas Fish Bar98 m
Spinach387 m
Firezza To You389 m
Franklins391 m

Nearby pubs

The Great Exhibition127 m
The Castle236 m
The Lordship Pub383 m
Dynamic Vines403 m

Nearby gyms

Casa Cora420 m
FitFor451 m
Push Studios463 m
Sama Yoga739 m

Nearby health

Tessa Jowell Health Centre872 m
Food hygiene (5-star)63% of 122

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

44

Investment score

Moderate

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

60.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,082m
Crossrail 2 route6,602m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,201 nationally

1,891

Est. population

14,725/km²

70%

Employed

65%

Degree educated

£49,900

Median income

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

46

Community stability

Age profile

20%
27%
27%
17%
Under 1820%
18–3427%
35–4928%
50–6417%
65+9%

Tenure

16%
36%
23%
24%
Own outright16%
Own (mortgage)36%
Private rent23%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

56%
14%
White British56%
White Other14%
Asian4%
Black13%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household42%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent24%
Private rent23%

vs. London

Income vs London+18.8%
Price vs London+50.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
30
Planning apps (3 years)
31
Local approval rate
90%
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
201-205, 201-205, Crystal Palace Road, London, SE22 9EW9 homes
completed

Politics

Local councillors and MP

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

Councillors

Tori GriffithsLabour
Janice Gail WhiteGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£780,000)

£26,500

Standard buyer

£26,500

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 9PN

Full postcodeSE22 9PN
Postcode districtSE22
BoroughLondon Borough of Southwark
WardDulwich Hill
Latitude51.453791
Longitude-0.071568
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