Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.43089, -0.10405

SE27 0HS— Knight's Hill, Lambeth

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

The practical family move

 

Schools 100%Safety 67/100Transport 56/100Yield 8.64%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
67
Schools
90
Transport
56
Environment
58
Investment
62

The bottom line

SE27 0HS offers exceptional schools (100% Good/Outstanding) and low crime at £250,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE27 0HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-51.9% vs London avg
vs London income+12.1% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for SE27 0HS

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

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“The practical family move”

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How SE27 0HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Julian's School

Not yet inspected · 1 min walk

KS2: 104.6

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 11 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 800.0%

+39% vs borough

Crime by type

Other30%
Violence & sexual offences27%
Anti-social behaviour18%
Vehicle crime8%
Drug offences6%
Burglary5%
Robbery4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 555m

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£250,000

Median sale price

Bottom 25% — 52% below London median

£250,000 is 52% below the London median (£520,000)

+163.8%

This year

Flat

Dominant type

Price history

5-year change
-13.8%
Sales (24 months)5
New build0.0%
Avg flat£250,000
Price per m²£4,119/m²
Price per ft²£383/ft²
Avg floor area63.2 m²

EPC breakdown

B
6%
C
14%
D
9%
E
2%
F
2%

Based on 33 properties · Confidence: high

Street mix

Terraced 5%Flat 83%Other 13%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.3×

Price-to-income

£1,251/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£158,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.18 W/m²K
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+9.6%

Total change

+723%

Market Activity

Price Velocity & Acceleration

Current Velocity

+348.5%

per year

Acceleration

+367.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Terraced6.3%
Flat/maisonette93.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£136k£74k-45.4%1.5
Pre-crash peak2006–2007£125k£167k+33.6%1
GFC & correction2010–2010£73k£73k+0%1
Help-to-Buy recovery2013–2014£295k£218k-26.1%5
Brexit uncertainty2017–2018£153k£400k+161.4%2
Pandemic surge2021–2021£290k£290k+0%1
Rate-rise correction2022–2023£447k£310k-30.6%3
Current market2024–2025£250k£1.12m+348.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
11.8%
District
11.8%

CAGR over 12yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
1 min walk
Crystal Palace Rail StationWindrush · Southern
33 min walk
Penge West Rail StationWindrush · Southern
42 min walk
Anerley Rail StationSouthern · Windrush
42 min walk
Sydenham Rail StationWindrush · Southern
44 min walk
No bus stops within 400m

46

Walkability score

130

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria41 min ↑
Waterloo41 min ↑
Canary Wharf49 min ↑
City52 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)

0

EV chargers (800m)

Nearest car park109m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Waylett Place
438m
🅿️
B&Q
503m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 19%
Less green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 8.9 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

15 min walk

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 892 m
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

56

Parks (1km)

30

Restaurants (800m)

16

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

12

Convenience

Nearest supermarketLidl · 984 m
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

C

1

Libraries (1km)

1

Cinemas (2km)

229m

Post office

Nearby shops

The Good Drinker11 m
Sushi Handroll46 m
Wolfington Newsagents52 m
Convenience Stop63 m

Nearby cafes

Otter37 m
Pintadera75 m
Frangipangi106 m
The Book and Record Bar121 m

Nearby restaurants

The Garden14 m
Kebab Hut22 m
Knight's Fish Bar30 m
Papadom on the Hill42 m

Nearby pubs

The Great North Wood72 m
Horns Tavern136 m
The Hope149 m
Barry's Bar213 m

Nearby gyms

West Norwood Lawn Tennis & Social Club219 m
West Norwood Health and Leisure Centre244 m
Anytime Fitness808 m
More Yoga1.1 km

Nearby pharmacies

Superdrug462 m
Adarshi Pharmacy549 m
Elmcourt Pharmacy833 m
Klub Pharmacy965 m

Nearby health

Dental Surgery132 m
Norwood Dental Clinic821 m
Deerbrook Surgery844 m
British Home & Hospital for Incurables892 m
Food hygiene (5-star)57% of 113

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

A

High street health

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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
8.6% (high)London avg: 3.8%Strong yield — top 4% 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

50

Price growth score

C
Medium

Development pressure

High

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,747m
Crossrail 2 route5,790m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,291 nationally

1,858

Est. population

7,810/km²

66%

Employed

54%

Degree educated

£47,100

Median income

8.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

23%
27%
25%
19%
Under 1823%
18–3427%
35–4925%
50–6419%
65+7%

Tenure

23%
39%
28%
Own outright10%
Own (mortgage)23%
Private rent39%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

37%
18%
27%
White British37%
White Other18%
Asian5%
Black27%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household58%
Unemployed9%
No qualifications13%

Housing tenure (Census 2021)

Private rent39%
Social rent28%

vs. London

Income vs London+12.1%
Price vs London-51.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
4
Local approval rate
60%
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
1
Under construction
0
Completed (3yr)
56
Largest scheme
84 homes · 1-66, 1-66, Cheviot Gardens, Casewick Road & Thornlaw Road, SE27 0SU
Pipeline pressure
LOW

Named schemes (500m)

1-66, 1-66, Cheviot Gardens, Casewick Road & Thornlaw Road, SE27 0SU84 homes
completed
17-23, 17-23, Canterbury Grove, SE27 0NT35 homes
completed
West Norwood Lawn Tennis Club, 128, Knight's Hill, SE27 0SR32 homes
completed
BETWEEN NORWOOD PUBLIC HOUSE, R/O, 13-17, BETWEEN NORWOOD PUBLIC HOUSE, R/O, 13-17, COTSWOLD STREET, KNIGHTS HILL, SE2721 homes
completed
22-28, 22-28, Norwood High Street, SE27 9NR15 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£250,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE27 0HS

Full postcodeSE27 0HS
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.430886
Longitude-0.104053
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