Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42360, -0.10366

SE27 0EU— Knight's Hill, Lambeth

Location and area intelligence for SE27 0EU, Knight's Hill, Lambeth

The family fortress

 

Schools 100%Safety 77/100Transport 33/100~9% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
54
Safety
77
Schools
90
Transport
33
Environment
65
Investment
51

The bottom line

SE27 0EU offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE27 0EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for SE27 0EU

🛡️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 SE27 0EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Joseph's RC Infant School

Not yet inspected · 4 min walk

★★

Secondary

The Norwood School

Good · Inspected Feb 2023 · 4 min walk

P8: +0.03A8: 48.4

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.3 incidents per 1,000 residents

Better than 60% of London
↑ Rising 1283.3%

-33% vs borough

Crime by type

Violence & sexual offences34%
Other25%
Anti-social behaviour16%
Vehicle crime10%
Burglary7%
Drug offences5%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 295m

Crime is 18% 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£3,816/m²
Price per ft²£355/ft²
Avg floor area67.1 m²

EPC breakdown

C
10%
D
11%

Based on 21 properties · Confidence: medium

Street mix

Semi 43%Terraced 14%Flat 43%

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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£167,750
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+4.5%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.3%

per year

Acceleration

-303.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached42.9%
Terraced14.3%
Flat/maisonette42.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£73k£93k+28.3%1.3
Post-dot-com plateau2003–2003£230k£230k+0%1
Pre-crash peak2005–2006£250k£125k-50%1
GFC & correction2008–2008£118k£118k+0%1
Help-to-Buy recovery2014–2014£137k£137k+0%3
Pandemic surge2020–2020£485k£485k+0%1
Current market2025–2025£246k£246k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6%
District
6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
11 min walk
Crystal Palace Rail StationWindrush · Southern
28 min walk
Anerley Rail StationSouthern · Windrush
37 min walk
Penge West Rail StationWindrush · Southern
38 min walk
Sydenham Rail StationWindrush · Southern
43 min walk
No bus stops within 400m

48

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria42 min ↑
Waterloo53 min ↑
Canary Wharf54 min ↑
City55 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park216m
Santander docks (800m)0
Nearest cycle dock2.1 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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Croham Hurst SSSI — 8.1 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 yield849.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

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

25 min walk

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 244 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

8

Convenience

No pubs within 400m — nearest: The Conquering Hero (459 m)

Nearest supermarketLidl · 272 m
7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

231m

Post office

Nearby shops

Crown Food & Wine127 m
Maxxi Food Centre129 m
Knights Hill Supermarket166 m
South London Wines168 m

Nearby cafes

Crown Cafe139 m
Coffee & Cake House178 m
Frangipangi712 m
Ela's Café721 m

Nearby restaurants

Ulimate Jerk Centre163 m
Morley's163 m
Monkey's175 m
Maxin178 m

Nearby pubs

The Conquering Hero459 m
Crown Lane Gardens472 m
Barry's Bar725 m
The Hope814 m

Nearby gyms

West Norwood Lawn Tennis & Social Club604 m
West Norwood Health and Leisure Centre1.0 km

Nearby pharmacies

Klub Pharmacy206 m

Nearby health

British Home & Hospital for Incurables244 m
Dental Surgery939 m
Food hygiene (5-star)52% of 58

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

51

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
8.8% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.3

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,667m
Crossrail 2 route6,193m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,651 nationally

1,557

Est. population

14,664/km²

62%

Employed

39%

Degree educated

£36,100

Median income

9.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

25%
23%
22%
22%
Under 1825%
18–3423%
35–4922%
50–6422%
65+8%

Tenure

24%
51%
Own outright10%
Own (mortgage)24%
Private rent13%
Social rent51%
Shared ownership2%
Rent free0%

Ethnicity

30%
37%
White British30%
White Other12%
Asian5%
Black37%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine24%
No car household45%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent51%
Private rent13%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
Local approval rate
67%
Borough approval rate
65%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
42
Largest scheme
84 homes · 1-66, 1-66, Cheviot Gardens, Casewick Road & Thornlaw Road, SE27 0SU
Pipeline pressure
LOW

Named schemes (500m)

FORMER SOUTHVALE CHILD ASSESSMENT CENTRE, FORMER SOUTHVALE CHILD ASSESSMENT CENTRE, LINTON GROVE, SE2748 homes
completed
NORWOOD HOUSE, NORWOOD HOUSE, CROWN DALE, SE1936 homes
completed
258, 258, KNIGHTS HILL, SE2721 homes
completed
2-4, 2-4, CROWN DALE, SE1920 homes
completed
405-407, 405-407, Beulah Hill, Croydon, SE19 3HB14 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
122%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Elizabeth Ann FraserGreen
Lisa SchulkindGreen
Matt WilcockGreen

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Key facts for SE27 0EU

Full postcodeSE27 0EU
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.423605
Longitude-0.103664
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