Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42646, -0.10589

SE27 0LA— Knight's Hill, Lambeth

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

The practical family move

 

Schools 100%Safety 70/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
70
Schools
90
Transport
46
Environment
59
Investment
34

The bottom line

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

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Location

SE27 0LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+43.0% vs London avg

Deep-dive guides for SE27 0LA

🛡️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 0LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Crown Lane Primary School

Not yet inspected · 5 min walk

KS2: 101.5

★★

Secondary

St Joseph's College

Good · Inspected Feb 2020 · 8 min walk

P8: +0.03A8: 45.0

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 32 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

93.1 incidents per 1,000 residents

Higher crime than 70% of London
↑ Rising 966.7%

+16% vs borough

Crime by type

Violence & sexual offences29%
Other27%
Anti-social behaviour22%
Vehicle crime9%
Drug offences6%
Theft2%
Robbery2%
Burglary2%

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 · 58m

Crime is +43% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,286/m²
Price per ft²£584/ft²
Avg floor area125.6 m²

EPC breakdown

C
2%
D
10%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 86%Terraced 9%Flat 5%

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£314,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,848
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+895%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.4%

per year

Acceleration

-57.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached86.4%
Terraced9.1%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£180k+115.6%1.8
Post-dot-com plateau2002–2004£244k£284k+16.6%1.5
Pre-crash peak2006–2006£325k£325k+0%2
GFC & correction2009–2012£270k£430k+59.3%1.7
Help-to-Buy recovery2015–2015£690k£690k+0%1
Pandemic surge2020–2021£666k£960k+44.3%1.5
Current market2025–2025£831k£831k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.9%
District
6.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

West NorwoodNational Rail
8 min walk
Crystal Palace Rail StationSouthern · Windrush
31 min walk
Anerley Rail StationSouthern · Windrush
40 min walk
Penge West Rail StationWindrush · Southern
41 min walk
Sydenham Rail StationWindrush · Southern
45 min walk
No bus stops within 400m

40

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

1.9 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park375m
Santander docks (800m)0
Nearest cycle dock1.9 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: 25.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 8.5 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

20 min walk

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 383 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

23

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Crown Lane Gardens (457 m)

Nearest supermarketLidl · 476 m
5 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

493m

Post office

Nearby shops

Knights Hill Supermarket383 m
South London Wines386 m
AA Plus Food & Wine392 m
Maxxi Food Centre392 m

Nearby cafes

Frangipangi404 m
Crown Cafe411 m
Coffee & Cake House450 m
Ela's Café499 m

Nearby restaurants

Ulimate Jerk Centre378 m
Maxin399 m
Fat Ox413 m
Good Taste446 m

Nearby pubs

Crown Lane Gardens457 m
Barry's Bar501 m
The Hope561 m
The Great North Wood581 m

Nearby gyms

West Norwood Lawn Tennis & Social Club290 m
West Norwood Health and Leisure Centre697 m

Nearby pharmacies

Klub Pharmacy465 m
Superdrug966 m
Adarshi Pharmacy1.1 km

Nearby health

British Home & Hospital for Incurables383 m
Dental Surgery641 m
Food hygiene (5-star)52% of 95

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

34

Investment score

Weak

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

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

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

37.4

Price growth score

D
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,842m
Crossrail 2 route5,908m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,395 nationally

1,375

Est. population

15,567/km²

61%

Employed

45%

Degree educated

£36,100

Median income

10.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

44

Community stability

Age profile

23%
21%
23%
18%
15%
Under 1823%
18–3421%
35–4923%
50–6418%
65+15%

Tenure

14%
24%
18%
42%
Own outright14%
Own (mortgage)24%
Private rent18%
Social rent42%
Shared ownership1%
Rent free1%

Ethnicity

34%
35%
White British34%
White Other12%
Asian6%
Black35%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household51%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent18%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
7
Local approval rate
100%
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)
38
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
West Norwood Lawn Tennis Club, 128, Knight's Hill, SE27 0SR32 homes
completed
258, 258, KNIGHTS HILL, SE2721 homes
completed
2-4, 2-4, CROWN DALE, SE1920 homes
completed
SITE OF, 22, SITE OF, 22, ST. JULIANS FARM ROAD, SE2712 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 0LA

Full postcodeSE27 0LA
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.426456
Longitude-0.105890
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
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