West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.44591, -0.10858

SE24 9BL— West Dulwich, Lambeth

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

The family fortress

 

Schools 71%Safety 79/100Transport 52/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
79
Schools
66
Transport
52
Environment
44
Investment
38

The bottom line

SE24 9BL offers low crime — a strong choice for Families.

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Location

SE24 9BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for SE24 9BL

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE24 9BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
★

Primary

Fenstanton Primary School

Requires Improvement · Inspected Jun 2023 · 7 min walk

KS2: 100.0

★★

Secondary

City Heights E-ACT Academy

Good · Inspected Sept 2021 · 7 min walk

P8: -0.37A8: 35.7

71% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

★★★

Childcare

Triangle Nursery School

Outstanding · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.4 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-3% vs borough

Crime by type

Other27%
Violence & sexual offences26%
Anti-social behaviour18%
Drug offences9%
Vehicle crime8%
Theft5%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Brixton Fire Station · 2.0km

Crime is +19% above 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£9,784/m²
Price per ft²£909/ft²
Avg floor area129.2 m²

EPC breakdown

C
3%
D
3%
E
3%
F
3%
G
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 11%Terraced 59%Flat 30%

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

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£323,000
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+959%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.5%

per year

Acceleration

+94.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached11.6%
Terraced58.1%
Flat/maisonette30.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£140k+21.5%2.2
Post-dot-com plateau2001–2004£272k£417k+53.6%2.7
Pre-crash peak2005–2007£349k£600k+71.9%1.3
GFC & correction2008–2012£344k£400k+16.4%1.7
Help-to-Buy recovery2013–2016£788k£1.16m+47.5%1.7
Brexit uncertainty2017–2019£1.07m£1.08m+1.1%1.3
Pandemic surge2020–2021£1.22m£1.25m+2.9%1
Rate-rise correction2022–2022£780k£780k+0%1
Current market2025–2025£1.22m£1.22m+0%1

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
-7.2%
District
-7.2%
Terraced+0% α
Local
11.5%
District
11.5%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
22.6 min walk
Tulse Hill

Nearby stations

Tulse HillNational Rail
9 min walk
Brixton Underground StationVictoria
24 min walk
Clapham North Underground StationNorthern
33 min walk
Clapham Common Underground StationNorthern
34 min walk
Clapham High Street Rail StationWindrush
34 min walk
No bus stops within 400m

41

Walkability score

208

Footpaths (500m)

1

Santander docks (800m)

0.6 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)21
Nearest car park247m
Santander docks (800m)1
Nearest cycle dock0.6 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
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 AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 10.6 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

7 min walk

2

GPs within 1km

6

Dentists within 1km

Nearest hospitalLambeth Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

155

Parks (1km)

13

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Bullfinch Brewery (541 m)

Nearest supermarketBrixton Food & WIne · 993 m
6 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

2

Cinemas (2km)

553m

Post office

Nearby shops

Londis250 m
T Jyde Minimarket562 m
KC Supermarket566 m
Jolly Good News Food & Wine590 m

Nearby cafes

Glassmakers Cafe395 m
Café Lulu568 m
Creative Aroma606 m
Green Cactus Coffee680 m

Nearby restaurants

Golden Dragon301 m
Saffron541 m
Indian Fusion Kitchen564 m
Godfather573 m

Nearby pubs

Bullfinch Brewery541 m
Tulse Hill Hotel542 m
Railway Tavern680 m
Queen Of The South Pub690 m

Nearby gyms

More Yoga657 m
Brockwell Lido805 m
Anytime Fitness893 m
Fison Fitness (Studio 1)955 m

Nearby pharmacies

Deejay Chemist580 m
Elmcourt Pharmacy868 m

Nearby health

Brockwel Park Surgery576 m
Haynes Dental581 m
Arkh-View Dental Centre675 m
Deerbrook Surgery858 m
Food hygiene (5-star)57% of 44

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

38

Investment score

Weak

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

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route5,141m
Crossrail 2 route4,731m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,993 nationally

2,352

Est. population

12,518/km²

73%

Employed

63%

Degree educated

£45,100

Median income

5.6%

Claimant rate

Urban coreHigh densityYoung professionals

41

Community stability

Age profile

21%
30%
26%
17%
Under 1821%
18–3430%
35–4926%
50–6417%
65+7%

Tenure

13%
29%
29%
27%
Own outright13%
Own (mortgage)29%
Private rent29%
Social rent27%
Shared ownership2%

Ethnicity

43%
18%
22%
White British43%
White Other19%
Asian4%
Black22%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household53%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent29%
Social rent27%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
3
Local approval rate
50%
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)
11
Largest scheme
231 homes · DICK SHEPARD SECONDARY SCHOOL, DICK SHEPARD SECONDARY SCHOOL, TULSE HILL, SW2 2QA
Pipeline pressure
NONE

Named schemes (500m)

Rear of 44-52, Rear of 44-52, Norwood Road, SE2439 homes
completed
44-52, 44-52, Norwood Road, SE24 9BH27 homes
completed
39-41, 39-41, TRINTY RISE, SW221 homes
completed
BERKELEY COURT, BERKELEY COURT, TULSE HILL, SW2 3BY21 homes
completed
Llangattock House, 35, Llangattock House, 35, Trinity Rise, SW2 2QP20 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

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Compare Lambeth with nearby boroughs:

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Key facts for SE24 9BL

Full postcodeSE24 9BL
Postcode districtSE24
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.445914
Longitude-0.108582
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