West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44879, -0.10154

SE24 9AE— West Dulwich, Lambeth

Location and area intelligence for SE24 9AE, West Dulwich, Lambeth

Capital growth story in progress

 

Schools 83%Safety 69/100Transport 46/100Yield 3.75%

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
69
Schools
95
Transport
46
Environment
45
Investment
50

The bottom line

SE24 9AE offers exceptional schools (100% Good/Outstanding) and low crime at £575,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

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Toggle the things that matter to you — see how SE24 9AE scores on each.

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Location

SE24 9AE

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+10.7% vs London avg
vs London income+7.4% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for SE24 9AE

🛡️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🌿 Green Lung📈 Up & Coming🔒 Very Safe

“Capital growth story in progress”

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How SE24 9AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Rosendale Primary School

Outstanding · Inspected Apr 2024 · 5 min walk

KS2: 106.8

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 14 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.2 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 3760.0%

+26% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime12%
Burglary11%
Theft6%
Drug offences3%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 1.8km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£575,500

Median sale price

Above London median by 11%

£575,500 is 11% above the London median (£520,000)

+58.1%

This year

Flat

Dominant type

Price history

5-year change
+124.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£910,000
Avg terraced£800,000
Avg flat£519,000
Price per m²£9,624/m²
Price per ft²£894/ft²
Avg floor area61.3 m²

EPC breakdown

B
4%
C
27%
D
23%
E
9%
F
2%

Based on 65 properties · Confidence: high

Street mix

Semi 8%Terraced 16%Detached 2%Flat 71%Other 2%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/mo

Stamp duty

Standard buyer£16,275
First-time buyerFTB
£7,525
Additional propertyBTL/2nd
£33,540

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

12.8×

Price-to-income

£2,879/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£153,250
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)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.9%

Total change

+1290%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.9%

per year

Acceleration

+76.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £700k+ · 46 sales

Property Type Mix

Total: 46 sales

Detached2.2%
Semi-detached8.7%
Terraced17.4%
Flat/maisonette71.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£75k+22%1
Post-dot-com plateau2001–2003£184k£197k+6.8%1
Pre-crash peak2005–2007£125k£347k+177.6%1.3
GFC & correction2008–2012£270k£315k+16.7%2.4
Help-to-Buy recovery2013–2016£270k£669k+147.7%2.8
Brexit uncertainty2017–2019£815k£333k-59.2%1.7
Rate-rise correction2022–2023£515k£775k+50.5%2
Current market2024–2026£519k£855k+64.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Brixton Underground StationVictoria line
21 min walk
Herne Hill→ Victoria· 4 tph
10 min

Nearby stations

Herne HillNational Rail
6 min walk
Brixton Underground StationVictoria
22 min walk
Denmark Hill Rail StationThameslink · Southeastern
29 min walk
Clapham North Underground StationNorthern
34 min walk
Clapham High Street Rail StationSoutheastern · Windrush
36 min walk
No bus stops within 400m

48

Walkability score

173

Footpaths (500m)

1

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★36 min
Waterloo44 min ↑
Canary Wharf50 min ↑
City51 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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)3
Nearest car park320m
Santander docks (800m)1
Nearest cycle dock0.4 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 qualityMEDIUM
NO₂: 48.0 µg/m³ · PM2.5: 10.0 µg/m³
Worse air than 63% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 10.9 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

13 min walk

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 1.9 km
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

166

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

26

Sports (1km)

3

Convenience

Nearest supermarketBrixton Food & WIne · 1.0 km
21 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

329m

Post office

Nearby shops

Jolly Good News Food & Wine144 m
Dixit Food & Wine152 m
Londis360 m
Bunhead Bakery418 m

Nearby cafes

Café Lulu94 m
Umana Yana202 m
Steve's Cafe245 m
Glassmakers Cafe311 m

Nearby restaurants

Indian Fusion Kitchen83 m
Umana Yana204 m
No. 2 chinese takeaway208 m
2210 By NattyCanCook233 m

Nearby pubs

Bullfinch Brewery69 m
Bird House Brewery394 m
The Half Moon434 m
Mini Otc Bar451 m

Nearby gyms

Dulwich Sports Club443 m
Fison Fitness (Studio 1)510 m
The Edward Alleyn Club527 m
Brockwell Lido584 m

Nearby pharmacies

Deejay Chemist946 m

Nearby health

Brockwel Park Surgery9 m
Health Hub Medical Practice502 m
Herne Hill Dental Practice636 m
Herne Hill Group Practice776 m
Food hygiene (5-star)64% of 72

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)
288

High street

E

High street health

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

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

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route4,620m
Crossrail 2 route5,016m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,978 nationally

1,908

Est. population

7,640/km²

67%

Employed

70%

Degree educated

£45,100

Median income

2.7%

Claimant rate

Inner cityHigh densityYoung professionals

51

Community stability

Age profile

25%
18%
25%
17%
16%
Under 1825%
18–3418%
35–4925%
50–6417%
65+16%

Tenure

32%
33%
22%
Own outright32%
Own (mortgage)33%
Private rent22%
Social rent13%
Shared ownership1%

Ethnicity

61%
15%
White British61%
White Other15%
Asian6%
Black11%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household36%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent22%
Social rent12%

vs. London

Income vs London+7.4%
Price vs London+10.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
8
Local approval rate
83%
Borough approval rate
65%
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)
5
Largest scheme
39 homes · Rear of 44-52, Rear of 44-52, Norwood Road, SE24
Pipeline pressure
NONE

Named schemes (500m)

Dohm House, 89-91, Dohm House, 89-91, Norwood Road, SE24 9AW33 homes
completed
119-121, 119-121, Norwood Road, SE24 9AE20 homes
completed
250, 250, ROSENDALE ROAD, SE24 9DL15 homes
completed
Peabody Estate, Peabody Estate, Rosendale Road, SE24 9EB12 homes
completed
Plot R/O 135, Plot R/O 135, Dulwich Road, SE24 0NG9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
19.7%
Ward turnout
96%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Tom PalmerGreen
Judith CavanaghLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£575,500)

£16,275

Standard buyer

£7,525

First-time buyer

Save £8,750

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 SE24 9AE

Full postcodeSE24 9AE
Postcode districtSE24
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.448786
Longitude-0.101541
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