Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.43158, -0.10833

SE27 0PL— Knight's Hill, Lambeth

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

The practical family move

 

Schools 89%Safety 67/100Transport 53/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
67
Schools
90
Transport
53
Environment
67
Investment
37

The bottom line

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

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Location

SE27 0PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for SE27 0PL

🛡️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 0PL 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 · 3 min walk

KS2: 104.6

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 10 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 24 min walk

5 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 651m

Crime is +71% above 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£8,809/m²
Price per ft²£818/ft²
Avg floor area126.8 m²

EPC breakdown

C
4%
D
6%
E
4%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 70%Terraced 20%Detached 3%Flat 7%

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£317,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+693%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-1.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Detached3.3%
Semi-detached70%
Terraced20%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£109k£175k+61.5%2.2
Post-dot-com plateau2001–2004£243k£400k+64.7%2.3
Pre-crash peak2006–2006£415k£415k+0%1
GFC & correction2010–2010£380k£380k+0%1
Help-to-Buy recovery2013–2015£710k£750k+5.6%1
Brexit uncertainty2017–2019£1.11m£750k-32.7%1
Rate-rise correction2022–2023£1.13m£978k-13.1%1.5
Current market2024–2025£923k£860k-6.8%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
19.4%
District
19.4%
Terraced+0% α
Local
8.2%
District
8.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
4 min walk
Crystal Palace Rail StationSouthern · Windrush
36 min walk
Balham Underground StationNorthern
42 min walk
Brixton Underground StationVictoria
44 min walk
Clapham South Underground StationNorthern
45 min walk
No bus stops within 400m

34

Walkability score

52

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Waylett Place
450m
🅿️
B&Q
489m

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: 17.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Croham Hurst SSSI — 9.0 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

13 min walk

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 948 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

59

Parks (1km)

29

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Horns Tavern (296 m)

Nearest supermarketLidl · 1.0 km
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

338m

Post office

Nearby shops

Wolfington Newsagents255 m
Sushi Handroll276 m
Convenience Stop281 m
ARV One Stop284 m

Nearby cafes

Pintadera282 m
Otter297 m
Frangipangi317 m
Sweet Carolina361 m

Nearby restaurants

Papadom on the Hill275 m
Tickle Me277 m
Tickle Me Vegan278 m
Morley's283 m

Nearby pubs

Horns Tavern296 m
The Great North Wood306 m
Badger Badger436 m
The Hope454 m

Nearby gyms

West Norwood Health and Leisure Centre208 m
West Norwood Lawn Tennis & Social Club376 m
Anytime Fitness738 m
More Yoga979 m

Nearby pharmacies

Superdrug498 m
Adarshi Pharmacy557 m
Elmcourt Pharmacy761 m
Deejay Chemist1.0 km

Nearby health

Dental Surgery327 m
Norwood Dental Clinic750 m
Deerbrook Surgery765 m
British Home & Hospital for Incurables948 m
Food hygiene (5-star)56% of 101

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

37

Investment score

Weak

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

Low gross yield (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
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

46.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,048m
Crossrail 2 route5,492m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
4
Local approval rate
75%
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
0
Under construction
0
Completed (3yr)
33
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
NONE

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
66-70, 66-70, Knight's Hill, SE27 0JD9 homes
completed
Nettlefold Coachworks Adjacent to 1, Nettlefold Coachworks Adjacent to 1, Nettlefold Place, SE27 0JW9 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 0PL

Full postcodeSE27 0PL
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.431576
Longitude-0.108326
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