Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.43392, -0.10400

SE27 9AA— Knight's Hill, Lambeth

Location and area intelligence for SE27 9AA, Knight's Hill, Lambeth

High-connectivity investment target

 

Schools 83%Safety 66/100Transport 49/100~9% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
66
Schools
90
Transport
49
Environment
52
Investment
58

The bottom line

SE27 9AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE27 9AA

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 income+6.9% vs London avg
vs London crime+79.0% vs London avg

Deep-dive guides for SE27 9AA

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

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“High-connectivity investment target”

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How SE27 9AA 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 · 4 min walk

KS2: 104.6

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 6 min walk

P8: -0.34A8: 43.0

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 · 23 min walk

4 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

116.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 833.3%

+46% vs borough

Crime by type

Other34%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime9%
Drug offences5%
Theft3%
Burglary3%
Robbery3%

Road safety

60

Road safety score

24

Accidents (5yr)

4

KSI (5yr)

11

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 890m

Crime is +79% 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£4,818/m²
Price per ft²£448/ft²
Avg floor area52.5 m²

EPC breakdown

B
3%
C
5%
D
5%
E
2%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Flat 80%Other 20%

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 yield851 kWh/kWp/yr
Rebuild cost estimate£131,250
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2000–2024 · CAGR

+1.8%

Total change

+54%

Market Activity

Price Velocity & Acceleration

Current Velocity

+90.4%

per year

Acceleration

+112.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£155k£155k+0%1
Post-dot-com plateau2001–2003£75k£105k+40%2
Pre-crash peak2006–2007£160k£125k-21.9%1
Current market2024–2024£238k£238k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
18.3%
District
18.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

West NorwoodNational Rail
3 min walk
Crystal Palace Rail StationSouthern · Windrush
35 min walk
Brixton Underground StationVictoria
41 min walk
Penge West Rail StationWindrush · Southern
44 min walk
Sydenham Rail StationWindrush · Southern
44 min walk
No bus stops within 400m

48

Walkability score

179

Footpaths (500m)

0

Santander docks (800m)

1.3 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park104m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Waylett Place
104m
🅿️
B&Q
172m

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: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 46%
Less green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 9.2 km

Energy

Solar: 851 kWh/kWp/yr

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 yield851.0 kWh/kWp/yr

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

11 min walk

1

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

37

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

18

Convenience

Nearest supermarketLidl · 1.3 km
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

109m

Post office

Nearby shops

Sainsbury's Local17 m
Tesco Express40 m
Blackbird Bakery58 m
Sole Luna83 m

Nearby cafes

Sorrento15 m
Portucale31 m
Sweet Carolina72 m
Brazil Café106 m

Nearby restaurants

Ace Plaice34 m
Aroma56 m
Sole Luna77 m
Lal Baag89 m

Nearby pubs

Badger Badger38 m
Horns Tavern202 m
Knowles of Norwood229 m
The Great North Wood267 m

Nearby gyms

West Norwood Health and Leisure Centre191 m
Anytime Fitness479 m
West Norwood Lawn Tennis & Social Club553 m
More Yoga716 m

Nearby pharmacies

Superdrug124 m
Adarshi Pharmacy211 m
Elmcourt Pharmacy505 m
Rosendale Pharmacy739 m

Nearby health

Dental Surgery210 m
Norwood Dental Clinic492 m
Deerbrook Surgery517 m
Arkh-View Dental Centre698 m
Food hygiene (5-star)57% of 140

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

58

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
9.1% (high)London avg: 3.8%Strong yield — top 3% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,765m
Crossrail 2 route5,635m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,969 nationally

1,681

Est. population

8,395/km²

69%

Employed

48%

Degree educated

£44,900

Median income

8.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

26%
23%
27%
17%
Under 1826%
18–3423%
35–4927%
50–6417%
65+7%

Tenure

27%
28%
34%
Own outright10%
Own (mortgage)27%
Private rent28%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

34%
16%
29%
White British34%
White Other16%
Asian6%
Black29%
Mixed11%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household50%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent34%
Private rent28%

vs. London

Income vs London+6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
51
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
5
Local approval rate
57%
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)
72
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
LOW

Named schemes (500m)

17-23, 17-23, Canterbury Grove, SE27 0NT35 homes
completed
West Norwood Fire Station, 445, West Norwood Fire Station, 445, Norwood Road, London, SE27 9DG22 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
248 - 250, 248 - 250, Norwood Road, SE27 9AW20 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

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Key facts for SE27 9AA

Full postcodeSE27 9AA
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.433925
Longitude-0.103999
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