West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43676, -0.09841

SE27 9EE— West Dulwich, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
71
Safety
76
Schools
90
Transport
49
Environment
54
Investment
45

The bottom line

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

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Location

SE27 9EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE27 9EE

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

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Postcode Personality

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“The practical family move”

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How SE27 9EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Elm Wood School

Not yet inspected · Inspected Jan 2025 · 9 min walk

KS2: 104.8

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 18 min walk

2 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.3km

Crime is 9% below 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£5,374/m²
Price per ft²£499/ft²
Avg floor area103.5 m²

EPC breakdown

C
3%
D
7%
E
5%

Based on 15 properties · Confidence: medium

Street mix

Terraced 77%Flat 23%

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£258,750
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)
GlazingPartial double glazing
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+6.5%

Total change

+379%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.4%

per year

Acceleration

-45.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £500k–£600k · 38 sales

Property Type Mix

Total: 38 sales

Terraced78.9%
Flat/maisonette21.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£122k£122k+0%3
Post-dot-com plateau2001–2004£250k£125k-50%1.5
Pre-crash peak2005–2007£295k£451k+52.8%2.3
GFC & correction2009–2012£272k£563k+107.4%1.3
Help-to-Buy recovery2013–2016£672k£750k+11.6%3
Brexit uncertainty2019–2019£610k£610k+0%1
Pandemic surge2020–2021£1.02m£950k-6.9%1
Rate-rise correction2022–2023£1.20m£1.15m-4.2%1
Current market2024–2024£582k£582k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
12%
District
12%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
West Dulwich - Croxted Road

Nearby stations

West Dulwich - Croxted RoadNational Rail
8 min walk
Crystal Palace Rail StationWindrush · Southern
34 min walk
Brixton Underground StationVictoria
39 min walk
Forest Hill Rail StationSouthern · Windrush
39 min walk
Sydenham Rail StationWindrush · Southern
41 min walk
No bus stops within 400m

33

Walkability score

124

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★37 min
Waterloo50 min ↑
Canary Wharf57 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)18
Nearest car park470m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
B&Q
470m
🅿️
Waylett Place
472m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB12% green spaceTree canopy: 70%
Above average green space

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

11 min walk

1

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

131

Parks (1km)

24

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Rosendale (313 m)

Nearest supermarketLidl · 1.7 km
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

574m

Post office

Nearby shops

G7 Superstore414 m
Sole Luna437 m
Platinum Bakery439 m
MN Norwood Halal Butchers and Grocers440 m

Nearby cafes

Sweet Portugal416 m
Florentine Bakery420 m
UTEA424 m
Brazil Café427 m

Nearby restaurants

Indigo258 m
KFC408 m
Cake Box409 m
Papa John's410 m

Nearby pubs

The Rosendale313 m
Knowles of Norwood436 m
Badger Badger463 m
Railway Tavern611 m

Nearby gyms

Anytime Fitness547 m
More Yoga651 m
West Norwood Health and Leisure Centre691 m
West Norwood Lawn Tennis & Social Club975 m

Nearby pharmacies

Rosendale Pharmacy259 m
Adarshi Pharmacy408 m
Superdrug419 m
Elmcourt Pharmacy558 m

Nearby health

Norwood Dental Clinic552 m
Deerbrook Surgery577 m
Dulwich Orthadontics584 m
Arkh-View Dental Centre634 m
Food hygiene (5-star)62% of 74

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

45

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score24/100
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

62.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,398m
Crossrail 2 route5,831m

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)
82
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
5
Local approval rate
47%
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)
40
Largest scheme
60 homes · L.B. Lambeth Depot, 1, L.B. Lambeth Depot, 1, Vale Street, SE27 9PA
Pipeline pressure
NONE

Named schemes (500m)

26, 26, ELMCOURT ROAD, SE27 9BZ14 homes
completed
GARAGES ADJACENT TO, 1, GARAGES ADJACENT TO, 1, MARTELL ROAD, SE2113 homes
completed
121, 121, Rosendale Road, SE21 8HE10 homes
completed
99, 99, Thurlow Park Road, SE21 8JL9 homes
completed
103, 103, Thurlow Park Road, SE21 8JL9 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 9EE

Full postcodeSE27 9EE
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.436757
Longitude-0.098414
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