Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.43337, -0.06879

SE26 6SB— Dulwich Wood, Southwark

Location and area intelligence for SE26 6SB, Dulwich Wood, Southwark

The family fortress

 

Schools 100%Safety 78/100Transport 33/100~10% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
78
Schools
90
Transport
33
Environment
72
Investment
59

The bottom line

SE26 6SB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE26 6SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for SE26 6SB

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE26 6SB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Kelvin Grove Primary School

Good · Inspected Jun 2023 · 5 min walk

KS2: 104.2

—

Secondary

Sydenham School

Not yet inspected · 8 min walk

P8: +0.16A8: 51.4

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.6 incidents per 1,000 residents

Better than 66% of London
↑ Rising 7800.0%

from a low base — still below London average

-58% vs borough

Crime by type

Violence & sexual offences24%
Burglary20%
Vehicle crime18%
Other16%
Anti-social behaviour13%
Theft5%
Drug offences3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 2.0km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£3,780/m²
Price per ft²£351/ft²
Avg floor area59.8 m²

EPC breakdown

C
5%
D
17%
E
3%

Based on 25 properties · Confidence: medium

Street mix

Flat 100%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£149,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+5.5%

Total change

+327%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.9%

per year

Acceleration

+77.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£55k£55k+0%1
Post-dot-com plateau2001–2004£84k£158k+87.5%1.5
Pre-crash peak2005–2005£120k£120k+0%3
GFC & correction2008–2010£170k£195k+14.7%1.5
Help-to-Buy recovery2013–2015£135k£215k+59.3%1
Brexit uncertainty2017–2019£295k£262k-11.2%2.3
Pandemic surge2021–2021£265k£265k+0%3
Rate-rise correction2022–2022£328k£328k+0%1
Current market2024–2026£230k£235k+2.2%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.8%
District
1.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sydenham Hill→ Victoria· 4 tph
16 min

Nearby stations

Sydenham HillNational Rail
10 min walk
Sydenham Rail StationWindrush · Southern
15 min walk
Forest Hill Rail StationSouthern · Windrush
16 min walk
Crystal Palace Rail StationWindrush · Southern
21 min walk
Penge West Rail StationWindrush · Southern
23 min walk
No bus stops within 400m

13

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★44 min
Victoria44 min ↑
Waterloo52 min ↑
Canary Wharf44 min ↓
City55 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

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park683m
Santander docks (800m)0
Nearest cycle dock2.9 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: 6.7 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 9.1 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield851.1 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

47 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wood House (278 m)

No restaurants within 800m — nearest: Lin Hong Garden (603 m)

Nearest supermarketForest Hill Supermarket · 1.3 km
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

857m

Post office

Nearby shops

Wells Park Supermarket412 m
IBS Traditional French Bakery660 m
Tesco Express667 m
Ram Convenience Store696 m

Nearby cafes

The Lodge903 m
The Horniman Cafe1.0 km
Concert Café1.1 km

Nearby restaurants

Lin Hong Garden603 m
Home Taste626 m
Mystic Burek628 m
Hibagon Sushi and Grill634 m

Nearby pubs

The Wood House278 m
The Talma386 m
The Fox & Hounds Pub673 m
Bricklayers Arms681 m

Nearby gyms

Camber Lawn Tennis Club1.0 km

Nearby pharmacies

Perfucare Pharmacy655 m
Food hygiene (5-star)83% of 12

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

E

High street health

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
9.9% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

49.6

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,318m
Crossrail 2 route7,829m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,541 nationally

1,733

Est. population

1,936/km²

68%

Employed

66%

Degree educated

£43,300

Median income

3.3%

Claimant rate

SuburbanLow densityOwner occupiers / families

50

Community stability

Age profile

24%
17%
26%
18%
14%
Under 1824%
18–3417%
35–4926%
50–6418%
65+14%

Tenure

28%
33%
19%
17%
Own outright28%
Own (mortgage)33%
Private rent19%
Social rent17%
Shared ownership3%
Rent free0%

Ethnicity

52%
13%
15%
White British52%
White Other13%
Asian9%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine11%
No car household34%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent19%
Social rent17%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
12
Planning apps (12 months)
2
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
96 homes · 165, 165, Wells Park Road, SE26 6RP
Pipeline pressure
NONE

Named schemes (500m)

165, 165, Wells Park Road, SE26 6RP96 homes
completed
41, 41, SYDENHAM HILL, SE26 6TH13 homes
completed
28, 28, Crescent Wood Road, SE262 homes
completed
Beltwood, 41, Sydenham Hill, SE26 6TH1 homes
completed
Site to the rear of 28, Site to the rear of 28, Crescent Wood Road, SE26 6RU1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
21.9%
Ward turnout
46%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Ruth BannisterLabour and Co-operative Party
Sean HanniganLabour and Co-operative Party

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Key facts for SE26 6SB

Full postcodeSE26 6SB
Postcode districtSE26
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.433368
Longitude-0.068788
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