Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.43458, -0.10452

SE27 9AE— Knight's Hill, Lambeth

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

The practical family move

 

Schools 86%Safety 66/100Transport 48/100~3% yield · indicativeOnly 2 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
48
Environment
52
Investment
42

The bottom line

SE27 9AE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE27 9AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE27 9AE

🛡️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 9AE 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 · 5 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 22 min walk

5 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

97

Road safety score

3

Accidents (5yr)

10

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 959m

Crime is +79% above London average

Property

12 Jun

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£5,805/m²
Price per ft²£539/ft²
Avg floor area120.1 m²

EPC breakdown

A
9%
B
3%

Based on 12 properties · Confidence: medium

Street mix

Flat 88%Other 12%

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£300,250
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.21 W/m²K
RoofAverage thermal transmittance 0.16 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2024 · CAGR

+1.2%

Total change

+10%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.9%

per year

Acceleration

+26.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£613k£613k+0%8
Brexit uncertainty2017–2017£495k£495k+0%1
Pandemic surge2020–2021£625k£544k-13%1
Rate-rise correction2022–2023£613k£568k-7.3%1.5
Current market2024–2024£675k£675k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

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

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
4 min walk
Crystal Palace Rail StationSouthern · Windrush
36 min walk
Brixton Underground StationVictoria
40 min walk
Balham Underground StationNorthern
44 min walk
Penge West Rail StationWindrush · Southern
45 min walk
No bus stops within 400m

47

Walkability score

172

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 park27m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Waylett Place
27m
🅿️
B&Q
92m

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
NoiseLOW
none
Quieter 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: 34%
Less green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 9.3 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

10 min walk

1

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

39

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

17

Convenience

Nearest supermarketLidl · 1.4 km
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

186m

Post office

Nearby shops

Harts Food & Wine43 m
Mercatto46 m
Sole Luna56 m
MN Norwood Halal Butchers and Grocers62 m

Nearby cafes

Brazil Café62 m
UTEA66 m
Riviera Cafe71 m
Sorrento97 m

Nearby restaurants

Aroma30 m
Subway35 m
Efes Restaurant49 m
Sole Luna57 m

Nearby pubs

Badger Badger83 m
Knowles of Norwood153 m
Horns Tavern276 m
The Great North Wood342 m

Nearby gyms

West Norwood Health and Leisure Centre230 m
Anytime Fitness399 m
West Norwood Lawn Tennis & Social Club623 m
More Yoga638 m

Nearby pharmacies

Superdrug72 m
Adarshi Pharmacy141 m
Elmcourt Pharmacy424 m
Deejay Chemist713 m

Nearby health

Dental Surgery288 m
Norwood Dental Clinic412 m
Deerbrook Surgery436 m
Arkh-View Dental Centre621 m
Food hygiene (5-star)56% of 137

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

42

Investment score

Moderate

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

46.6

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,806m
Crossrail 2 route5,569m

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)
35
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
Local approval rate
50%
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)
66
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
NONE

Named schemes (500m)

214-238, 214-238, Norwood Road, SE27 9AW103 homes
completed
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

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 9AE

Full postcodeSE27 9AE
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.434581
Longitude-0.104518
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
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