Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42584, -0.10825

SE27 0LE— Knight's Hill, Lambeth

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
80
Schools
90
Transport
35
Environment
75
Investment
27

The bottom line

SE27 0LE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE27 0LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.7% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for SE27 0LE

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE27 0LE 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 · 3 min walk

KS2: 101.5

★★

Secondary

St Joseph's College

Good · Inspected Feb 2020 · 7 min walk

P8: +0.03A8: 45.0

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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.7 incidents per 1,000 residents

Better than 78% of London
↑ Rising 2650.0%

from a low base — still below London average

-62% vs borough

Crime by type

Vehicle crime29%
Violence & sexual offences27%
Anti-social behaviour24%
Other16%
Drug offences2%
Burglary2%
Theft0%
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 · 189m

Crime is 53% 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£6,154/m²
Price per ft²£572/ft²
Avg floor area134.5 m²

EPC breakdown

C
1%
D
8%
E
6%

Based on 15 properties · Confidence: medium

Street mix

Semi 69%Terraced 19%Detached 6%Flat 6%

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£336,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.3%

Total change

+728%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

+12.49

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 36 sales

Property Type Mix

Total: 36 sales

Detached5.6%
Semi-detached69.4%
Terraced19.4%
Flat/maisonette5.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£102k£206k+101.7%1
Post-dot-com plateau2001–2003£218k£280k+28.7%2.7
Pre-crash peak2005–2007£323k£338k+4.7%3
GFC & correction2009–2010£490k£455k-7.1%1
Help-to-Buy recovery2013–2014£460k£568k+23.4%1.5
Brexit uncertainty2017–2019£860k£718k-16.6%1.7
Pandemic surge2020–2020£903k£903k+0%2
Current market2024–2025£819k£845k+3.2%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
7.8%
District
7.8%
Terraced+0% α
Local
4.9%
District
4.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

West NorwoodNational Rail
9 min walk
Crystal Palace Rail StationSouthern · Windrush
33 min walk
Anerley Rail StationSouthern · Windrush
41 min walk
Penge West Rail StationWindrush · Southern
43 min walk
Balham Underground StationNorthern
46 min walk
No bus stops within 400m

36

Walkability score

44

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 park321m
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
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 AONB62% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Croham Hurst SSSI — 8.4 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

21 min walk

0

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 317 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

14

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketLidl · 412 m
5 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

457m

Post office

Nearby shops

Knights Hill Supermarket355 m
South London Wines358 m
Maxxi Food Centre384 m
Crown Food & Wine411 m

Nearby cafes

Crown Cafe401 m
Coffee & Cake House429 m
Frangipangi529 m
Ela's Café661 m

Nearby restaurants

Ulimate Jerk Centre351 m
Maxin367 m
Good Taste403 m
Perfect Delight408 m

Nearby pubs

Crown Lane Gardens303 m
Barry's Bar663 m
The Conquering Hero681 m
The Great North Wood701 m

Nearby gyms

West Norwood Lawn Tennis & Social Club421 m
West Norwood Health and Leisure Centre782 m

Nearby pharmacies

Klub Pharmacy434 m
Superdrug1.1 km
Adarshi Pharmacy1.1 km

Nearby health

British Home & Hospital for Incurables317 m
Dental Surgery760 m
Food hygiene (5-star)54% of 63

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

27

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 moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

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

56

Price growth score

C
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,001m
Crossrail 2 route5,795m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,945 nationally

1,793

Est. population

9,043/km²

62%

Employed

53%

Degree educated

£44,800

Median income

4.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

26%
17%
22%
21%
15%
Under 1826%
18–3417%
35–4922%
50–6421%
65+15%

Tenure

28%
36%
15%
20%
Own outright28%
Own (mortgage)36%
Private rent15%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

48%
14%
17%
White British48%
White Other14%
Asian7%
Black17%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household34%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent20%
Private rent15%

vs. London

Income vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
75%
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)
23
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
To The Rear And West of 125 - 135, To The Rear And West of 125 - 135, Lakeview Road, SE27 0QH22 homes
completed
258, 258, KNIGHTS HILL, SE2721 homes
completed
405-407, 405-407, Beulah Hill, Croydon, SE19 3HB14 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 0LE

Full postcodeSE27 0LE
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.425837
Longitude-0.108246
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