Goose Green · Southwark · Lewisham West and East Dulwich constituency · 51.45997, -0.06745

SE22 9QQ— Goose Green, Southwark

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

The practical family move

 

Schools 100%Safety 78/100Transport 45/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
78
Schools
95
Transport
45
Environment
52
Investment
78

The bottom line

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

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Location

SE22 9QQ

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+18.8% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for SE22 9QQ

🛡️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 9QQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Bellenden Primary School

Good · Inspected Mar 2024 · 7 min walk

KS2: 104.1

★★★

Secondary

Harris Boys' Academy East Dulwich

Outstanding · Inspected Nov 2023 · 4 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 · 21 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

82.3 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-25% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime15%
Theft6%
Burglary6%
Robbery5%
Drug offences2%

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 · 1.7km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area58.6 m²

EPC breakdown

B
5%
C
30%
D
31%
E
5%
F
4%

Based on 75 properties · Confidence: high

Street mix

Semi 67%Terraced 33%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£146,500
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

1997–2024 · CAGR

+10%

Total change

+1226%

Market Activity

Price Velocity & Acceleration

Current Velocity

+136.4%

per year

Acceleration

+107.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£230k£264k+14.6%1.5
Post-dot-com plateau2003–2003£850k£850k+0%1
GFC & correction2008–2012£1.50m£1.00m-33.3%1
Brexit uncertainty2018–2018£1.29m£1.29m+0%1
Current market2024–2024£3.05m£3.05m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Peckham Rye→ London Bridge· 6 tph
10 min

Nearby stations

Peckham RyeNational Rail
14 min walk
Peckham Rye Rail StationSoutheastern · Windrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
21 min walk
Denmark Hill Rail StationThameslink · Southeastern
22 min walk
Honor Oak Park Rail StationSouthern · Windrush
24 min walk
No bus stops within 400m

30

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria39 min ↑
Waterloo45 min ↑
Canary Wharf39 min ↓
City44 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park235m
Santander docks (800m)0
Nearest cycle dock2.1 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: 4.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 67%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 12.0 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

23 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 913 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

41

Parks (1km)

18

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketOne Below · 1.2 km
2 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

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

SG Convenience Store600 m
Food & Wine669 m
Brothers Fruit & Vegetables729 m
Jaffa Food Store868 m

Nearby cafes

Cafe G78 m
Fabulous Ice Fires290 m
Rise and Bloom310 m
Uplands Cafe321 m

Nearby restaurants

Rose's284 m
Pizza Joint286 m
KOKUM301 m
Emily's Plaice417 m

Nearby pubs

The Clock House130 m
Hop, Burns and Black285 m
The Actress387 m
The Gowlett475 m

Nearby gyms

Sama Yoga68 m
East Dulwich Leisure Centre327 m
Casa Cora496 m
FitFor715 m

Nearby pharmacies

Sheel Pharmacy819 m
RoPharm Chemist944 m
Food hygiene (5-star)64% of 96

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

78

Investment score

Strong

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

Avg monthly rent
£1,820London avg: £1,950/mo
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

48

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,344m
Crossrail 2 route6,535m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,078 nationally

2,115

Est. population

18,262/km²

79%

Employed

74%

Degree educated

£49,900

Median income

2.9%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

18%
37%
25%
Under 1818%
18–3437%
35–4925%
50–6413%
65+7%

Tenure

13%
25%
46%
16%
Own outright13%
Own (mortgage)25%
Private rent46%
Social rent16%
Shared ownership1%

Ethnicity

59%
17%
White British59%
White Other17%
Asian4%
Black12%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine8%
No car household46%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent46%
Social rent16%

vs. London

Income vs London+18.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
22
Local approval rate
95%
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)
26
Largest scheme
125 homes · 31-35, 31-35, EAST DULWICH ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

31-35, 31-35, EAST DULWICH ROAD, SE22125 homes
completed
DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, DAFFYD, SADLER & ELIZABETH COURTS, LAND TO NORTH SIDE OF, FERRIS ROAD, SE2222 homes
completed
2-2A, 2-2A, CRYSTAL PALACE ROAD, SE22 9HB22 homes
completed
100-106, 100-106, PECKHAM RYE, SE1518 homes
completed
KINGS ON THE RYE P.H., 132, KINGS ON THE RYE P.H., 132, PECKHAM RYE, SE1512 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.6%
Ward turnout
51%
Election year
2026
MP
Ellie Reeves (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 9QQ

Full postcodeSE22 9QQ
Postcode districtSE22
BoroughLondon Borough of Southwark
WardGoose Green
Latitude51.459973
Longitude-0.067449
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