Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.42662, -0.07452

SE26 6SF— Dulwich Wood, Southwark

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

The family fortress

 

Schools 100%Safety 75/100Transport 43/100~7% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
75
Schools
95
Transport
43
Environment
80
Investment
67

The bottom line

SE26 6SF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SE26 6SF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE26 6SF

🛡️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🔒 Very Safe

“The family fortress”

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How SE26 6SF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Paxton Primary School

Good · Inspected Jun 2024 · 9 min walk

KS2: 104.6

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 12 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.3 incidents per 1,000 residents

Better than 52% of London
↑ Rising 626.7%

-43% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime13%
Drug offences6%
Burglary6%
Robbery5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.2km

Crime is 4% 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£5,954/m²
Price per ft²£553/ft²
Avg floor area52.6 m²

EPC breakdown

B
2%
C
16%
D
23%
E
2%

Based on 43 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£131,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2026 · CAGR

+5.7%

Total change

+429%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.5%

per year

Acceleration

-53.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 82 sales

Property Type Mix

Total: 82 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£82k+38.6%3.8
Post-dot-com plateau2001–2004£92k£148k+60.3%6
Pre-crash peak2005–2007£165k£168k+1.8%2
GFC & correction2008–2012£175k£145k-16.9%1.2
Help-to-Buy recovery2013–2016£183k£308k+67.6%3
Brexit uncertainty2017–2019£372k£290k-22.1%2.7
Pandemic surge2020–2021£280k£305k+8.9%1
Rate-rise correction2022–2022£325k£325k+0%2
Current market2024–2026£264k£312k+18.4%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.9%
District
5.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Sydenham Hill→ Victoria· 4 tph
16 min

Nearby stations

Sydenham HillNational Rail
10 min walk
Crystal Palace Rail StationSouthern · Windrush
12 min walk
Penge West Rail StationWindrush · Southern
17 min walk
Sydenham Rail StationWindrush · Southern
18 min walk
Anerley Rail StationSouthern · Windrush
21 min walk
No bus stops within 400m

17

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria ★42 min
Waterloo55 min ↑
Canary Wharf46 min ↑
City54 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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park209m
Santander docks (800m)0
Nearest cycle dock2.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.3 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

36 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 673 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Colby Arms (647 m)

Nearest supermarketEndora House Food & Wine · 1.5 km
6 tennis courts2 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)

559m

Post office

Nearby shops

Cheers 1 Off Licence580 m
HM Newsmarket647 m
Select672 m
Niazi food & Wine740 m

Nearby cafes

Concert Café480 m
Cafe Paradou734 m
Cafe St Germain763 m
Cadence Performance809 m

Nearby restaurants

New May Flower600 m
Eastern Cuisine647 m
Rock Steady Rum Lounge659 m
Fumi Korean & Japanese706 m

Nearby pubs

The Colby Arms647 m
Bull & Finch660 m
The Wood House697 m
Railway Bell713 m

Nearby gyms

National Sports Centre791 m
NSC Diving Pool797 m
NSC 50m pool819 m
Crystal Palace National Sports Centre826 m
Food hygiene (5-star)75% 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

67

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
7.0% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

58.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,667m
Crossrail 2 route7,827m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,114 nationally

1,751

Est. population

6,255/km²

71%

Employed

67%

Degree educated

£43,300

Median income

4.9%

Claimant rate

Inner cityMedium densityYoung professionals

43

Community stability

Age profile

22%
23%
28%
17%
Under 1822%
18–3423%
35–4928%
50–6417%
65+10%

Tenure

20%
33%
32%
Own outright20%
Own (mortgage)33%
Private rent32%
Social rent12%
Shared ownership2%

Ethnicity

50%
17%
14%
White British50%
White Other17%
Asian6%
Black14%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household43%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent32%
Social rent12%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
6
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
96 homes · 165, 165, Wells Park Road, SE26 6RP
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE JUNCTION OF, LAND AT THE JUNCTION OF, WESTWOOD HILL, HILLCREST CLOSE, SE2616 homes
completed
LAND AT THE CORNER OF, LAND AT THE CORNER OF, HILLCREST CLOSE, HIGH LEVEL DRIVE, SE26 6XQ16 homes
completed
19 - 23, 19 - 23, SYDENHAM HILL, SE26 6SH14 homes
completed
9, 9, SYDENHAM HILL, LONDON, SE26 6SH9 homes
completed
13, 13, SYDENHAM HILL, SE26 6SH9 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 6SF

Full postcodeSE26 6SF
Postcode districtSE26
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.426619
Longitude-0.074524
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