West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43466, -0.10358

SE27 9DL— West Dulwich, Lambeth

Location and area intelligence for SE27 9DL, West Dulwich, Lambeth

The practical family move

 

Schools 86%Safety 70/100Transport 48/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
70
Schools
90
Transport
48
Environment
52
Investment
34

The bottom line

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

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Location

SE27 9DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for SE27 9DL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE27 9DL 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 · 5 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 876.0%

+19% vs borough

Crime by type

Other37%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime12%
Burglary6%
Robbery5%
Drug offences3%
Theft3%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

10

Serious within 200m

HIGH pedestrian risk5 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 975m

Crime is +46% 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£32,765/m²
Price per ft²£3,044/ft²
Avg floor area54.1 m²

EPC breakdown

B
3%
C
23%
D
29%
E
6%
F
2%

Based on 63 properties · Confidence: high

Street mix

Semi 5%Terraced 22%Flat 57%Other 16%

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£135,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2024 · CAGR

+4.9%

Total change

+299%

Market Activity

Price Velocity & Acceleration

Current Velocity

+269.0%

per year

Acceleration

+255.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached6.7%
Terraced26.7%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£250k£116k-53.6%1.3
Post-dot-com plateau2001–2002£175k£185k+5.9%1.5
Pre-crash peak2005–2007£55k£75k+36.4%2
GFC & correction2008–2011£328k£135k-58.7%1.7
Help-to-Buy recovery2014–2016£319k£287k-10.1%2
Brexit uncertainty2017–2017£345k£345k+0%2
Pandemic surge2020–2020£238k£238k+0%1
Rate-rise correction2023–2023£270k£270k+0%1
Current market2024–2024£996k£996k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
14.4%
District
14.4%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing24
Trend Position10

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 StationWindrush · Southern
35 min walk
Brixton Underground StationVictoria
40 min walk
Sydenham Rail StationWindrush · Southern
44 min walk
Penge West Rail StationWindrush · Southern
44 min walk
No bus stops within 400m

47

Walkability score

176

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 park63m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Waylett Place
63m
🅿️
B&Q
117m

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 AONB5% green spaceTree canopy: 16%
Less green space than 77% 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

7

Dentists within 1km

3

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

54

Parks (1km)

38

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)

193m

Post office

Nearby shops

Sole Luna10 m
Harts Food & Wine43 m
Mercatto47 m
G7 Superstore59 m

Nearby cafes

Brazil Café25 m
UTEA36 m
Riviera Cafe71 m
Sorrento97 m

Nearby restaurants

Sole Luna12 m
Four Hundred Rabbits21 m
Subway35 m
Efes Restaurant50 m

Nearby pubs

Badger Badger59 m
Knowles of Norwood159 m
Horns Tavern287 m
The Great North Wood350 m

Nearby gyms

West Norwood Health and Leisure Centre272 m
Anytime Fitness412 m
West Norwood Lawn Tennis & Social Club639 m
More Yoga642 m

Nearby pharmacies

Superdrug43 m
Adarshi Pharmacy133 m
Elmcourt Pharmacy437 m
Rosendale Pharmacy675 m

Nearby health

Dental Surgery291 m
Norwood Dental Clinic425 m
Deerbrook Surgery451 m
Arkh-View Dental Centre624 m
Food hygiene (5-star)56% of 142

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 (1.3%) 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
1.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,741m
Crossrail 2 route5,623m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,826 nationally

2,566

Est. population

9,404/km²

69%

Employed

54%

Degree educated

£47,100

Median income

5.1%

Claimant rate

Inner cityHigh densityRenters

31

Community stability

Age profile

19%
31%
27%
16%
Under 1819%
18–3431%
35–4927%
50–6416%
65+7%

Tenure

23%
44%
17%
Own outright11%
Own (mortgage)23%
Private rent44%
Social rent17%
Shared ownership4%
Rent free0%

Ethnicity

39%
17%
21%
White British39%
White Other17%
Asian6%
Black21%
Mixed10%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household56%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent44%
Social rent17%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
62
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)
69
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
19.7%
Ward turnout
96%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Tom PalmerGreen
Judith CavanaghLabour and Co-operative Party

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Key facts for SE27 9DL

Full postcodeSE27 9DL
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.434664
Longitude-0.103580
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