West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43626, -0.10304

SE27 9EA— West Dulwich, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 83%Safety 76/100Transport 51/100

Best for: Families, Investors, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
76
Schools
90
Transport
51
Environment
52
Investment
68

The bottom line

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

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Location

SE27 9EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for SE27 9EA

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

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How SE27 9EA 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 · 7 min walk

KS2: 104.6

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 3 min walk

P8: -0.34A8: 43.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Holmewood Nursery School

Not inspected · 22 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.1 incidents per 1,000 residents

Better than 55% of London
↑ Rising 1055.6%

-26% vs borough

Crime by type

Other29%
Vehicle crime25%
Anti-social behaviour22%
Violence & sexual offences12%
Burglary9%
Drug offences2%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.2km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area86.7 m²

EPC breakdown

C
4%
D
1%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 17%Terraced 83%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£216,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2018 · CAGR

+9.3%

Total change

+545%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.2%

per year

Acceleration

-67.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£85k£85k+0%1
GFC & correction2008–2012£250k£380k+52%1
Help-to-Buy recovery2013–2013£380k£380k+0%1
Brexit uncertainty2017–2018£600k£545k-9.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tulse Hill

Nearby stations

Tulse HillNational Rail
5 min walk
Crystal Palace Rail StationSouthern · Windrush
37 min walk
Brixton Underground StationVictoria
38 min walk
Forest Hill Rail StationSouthern · Windrush
44 min walk
Sydenham Rail StationWindrush · Southern
44 min walk
No bus stops within 400m

45

Walkability score

188

Footpaths (500m)

0

Santander docks (800m)

1.2 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 park156m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
B&Q
156m
🅿️
Waylett Place
188m

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: 5.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 28%
Less green space than 78% of London

Nearest SSSI: Croham Hurst SSSI — 9.5 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

8 min walk

1

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

39

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

14

Convenience

Nearest supermarketLidl · 1.6 km
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

374m

Post office

Nearby shops

G7 Superstore132 m
Platinum Bakery147 m
MN Norwood Halal Butchers and Grocers151 m
Bayka Organic152 m

Nearby cafes

Sweet Portugal91 m
Florentine Bakery98 m
Thai Duck Deli119 m
Riviera Cafe144 m

Nearby restaurants

Papa John's85 m
Cake Box86 m
KFC91 m
Greggs136 m

Nearby pubs

Knowles of Norwood111 m
Badger Badger239 m
Queen Of The South Pub458 m
Railway Tavern462 m

Nearby gyms

Anytime Fitness287 m
West Norwood Health and Leisure Centre443 m
More Yoga488 m
West Norwood Lawn Tennis & Social Club819 m

Nearby pharmacies

Adarshi Pharmacy87 m
Superdrug145 m
Elmcourt Pharmacy308 m
Deejay Chemist567 m

Nearby health

Norwood Dental Clinic297 m
Deerbrook Surgery325 m
Arkh-View Dental Centre469 m
Dental Surgery470 m
Food hygiene (5-star)57% 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

E

High street health

Investment

Investment grade, yield and market outlook

68

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
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

50.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,716m
Crossrail 2 route5,573m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,774 nationally

1,760

Est. population

10,563/km²

68%

Employed

71%

Degree educated

£47,100

Median income

3.0%

Claimant rate

Inner cityHigh densityYoung professionals

52

Community stability

Age profile

25%
18%
25%
19%
14%
Under 1825%
18–3418%
35–4925%
50–6419%
65+14%

Tenure

31%
38%
21%
Own outright31%
Own (mortgage)38%
Private rent21%
Social rent9%
Shared ownership0%

Ethnicity

61%
15%
White British61%
White Other15%
Asian7%
Black9%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine8%
No car household30%
Unemployed2%
No qualifications7%

Housing tenure (Census 2021)

Private rent21%
Social rent9%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
58
Live planning apps (800m)
8
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
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)
55
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
Land On The Corner Of Avenue Park Road, Thurlow Park Road, Thurlow Park Road, SW9 9JF42 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
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 9EA

Full postcodeSE27 9EA
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.436256
Longitude-0.103039
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