Dulwich Wood · Southwark · Dulwich and West Norwood constituency · 51.43080, -0.07458

SE26 6SS— Dulwich Wood, Southwark

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

The family fortress

 

Schools 100%Safety 78/100Transport 45/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
60
Safety
78
Schools
95
Transport
45
Environment
57
Investment
25

The bottom line

SE26 6SS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

SE26 6SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE26 6SS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE26 6SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Dulwich Wood Primary School

Good · Inspected Jul 2022 · 7 min walk

KS2: 105.4

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 9 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 · 5 min walk

2 primaries · 1 secondaries · 1 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.2km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,953/m²
Price per ft²£739/ft²
Avg floor area170.1 m²

EPC breakdown

C
2%
D
12%
E
6%

Based on 20 properties · Confidence: medium

Street mix

Terraced 95%Flat 5%

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£425,250
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

1995–2024 · CAGR

+9.7%

Total change

+1356%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.1%

per year

Acceleration

+51.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 38 sales

Property Type Mix

Total: 38 sales

Terraced94.7%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£240k+182.4%1
Post-dot-com plateau2001–2004£283k£296k+4.5%2.3
Pre-crash peak2005–2007£423k£585k+38.5%1.3
GFC & correction2008–2012£685k£523k-23.7%1.5
Help-to-Buy recovery2014–2016£729k£825k+13.2%1.7
Brexit uncertainty2017–2017£1.18m£1.18m+0%2
Pandemic surge2021–2021£1.10m£1.10m+0%5
Rate-rise correction2022–2023£945k£865k-8.5%1.5
Current market2024–2024£1.24m£1.24m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Sydenham HillNational Rail
6 min walk
Crystal Palace Rail StationSouthern · Windrush
18 min walk
Sydenham Rail StationWindrush · Southern
18 min walk
Penge West Rail StationWindrush · Southern
22 min walk
Forest Hill Rail StationSouthern · Windrush
22 min walk
No bus stops within 400m

8

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge38 min ↑
Victoria ★31 min
Waterloo43 min ↑
Canary Wharf53 min ↑
City46 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 park385m
Santander docks (800m)0
Nearest cycle dock2.6 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 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: 6.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 10%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 8.8 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

41 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketEndora House Food & Wine · 1.6 km
5 tennis courts4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

386m

Post office

Nearby shops

Cheers 1 Off Licence384 m
Wells Park Supermarket711 m
HM Newsmarket894 m

Nearby cafes

Concert Café860 m

Nearby restaurants

New May Flower413 m
Eastern Cuisine890 m
Rock Steady Rum Lounge924 m

Nearby pubs

The Wood House257 m
The Talma659 m
The Colby Arms902 m
Bull & Finch928 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

25

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 moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,701m
Crossrail 2 route7,606m

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)
14
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
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)
10
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
LAND AT REAR OF GOODLIFFE HOUSE, 28, LAND AT REAR OF GOODLIFFE HOUSE, 28, SYDENHAM HILL, SE2625 homes
completed
19 - 23, 19 - 23, SYDENHAM HILL, SE26 6SH14 homes
completed
41, 41, SYDENHAM HILL, SE26 6TH13 homes
completed
9, 9, SYDENHAM HILL, LONDON, 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 6SS

Full postcodeSE26 6SS
Postcode districtSE26
BoroughLondon Borough of Southwark
WardDulwich Wood
Latitude51.430801
Longitude-0.074579
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