West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43775, -0.09794

SE27 9EJ— West Dulwich, Lambeth

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

The practical family move

 

Schools 100%Safety 76/100Transport 50/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
50
Environment
56
Investment
35

The bottom line

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

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Location

SE27 9EJ

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 9EJ

🛡️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 9EJ 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 · 10 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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 18 min walk

3 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.4km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£9,302/m²
Price per ft²£864/ft²
Avg floor area106.7 m²

EPC breakdown

C
6%
D
12%
E
5%
F
1%
G
1%

Based on 25 properties · Confidence: medium

Street mix

Semi 5%Terraced 79%Flat 14%Other 2%

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£266,750
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.4%

Total change

+929%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.8%

per year

Acceleration

+2.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached5.5%
Terraced80%
Flat/maisonette14.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£170k+99.4%3.2
Post-dot-com plateau2001–2004£202k£268k+32.7%2.5
Pre-crash peak2005–2007£282k£450k+59.6%2
GFC & correction2008–2012£428k£481k+12.6%2
Help-to-Buy recovery2014–2016£517k£602k+16.4%1.7
Brexit uncertainty2017–2018£870k£605k-30.5%1.5
Pandemic surge2020–2021£500k£750k+50%1
Rate-rise correction2023–2023£1.16m£1.16m+0%1
Current market2024–2025£993k£875k-11.8%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

West Dulwich - Croxted RoadNational Rail
6 min walk
Crystal Palace Rail StationWindrush · Southern
35 min walk
Brixton Underground StationVictoria
38 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

141

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 park545m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
B&Q
545m
🅿️
Waylett Place
558m

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: 5.6 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Croham Hurst SSSI — 9.6 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): 4

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

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

154

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Rosendale (341 m)

Nearest supermarketLidl · 1.8 km
5 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

679m

Post office

Nearby shops

G7 Superstore498 m
Bayka Organic516 m
Norwood Mini Market519 m
Platinum Bakery521 m

Nearby cafes

Sweet Portugal476 m
Florentine Bakery476 m
Thai Duck Deli482 m
UTEA511 m

Nearby restaurants

Indigo231 m
Papa John's476 m
Cake Box477 m
KFC480 m

Nearby pubs

The Rosendale341 m
Knowles of Norwood501 m
Badger Badger561 m
Railway Tavern578 m

Nearby gyms

Anytime Fitness562 m
More Yoga621 m
West Norwood Health and Leisure Centre790 m
Dulwich Sports Club1.2 km

Nearby pharmacies

Rosendale Pharmacy229 m
Adarshi Pharmacy478 m
Superdrug506 m
Elmcourt Pharmacy568 m

Nearby health

Norwood Dental Clinic564 m
Dulwich Orthadontics576 m
Deerbrook Surgery587 m
Arkh-View Dental Centre606 m
Food hygiene (5-star)66% of 59

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

35

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) 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
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

8/100

Velocity score

Future outlook

60

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,373m
Crossrail 2 route5,809m

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)
76
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
7
Local approval rate
53%
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)
27
Largest scheme
42 homes · Land On The Corner Of Avenue Park Road, Thurlow Park Road, Thurlow Park Road, SW9 9JF
Pipeline pressure
NONE

Named schemes (500m)

26, 26, ELMCOURT ROAD, SE27 9BZ14 homes
completed
121, 121, Rosendale Road, SE21 8HE10 homes
completed
103, 103, Thurlow Park Road, SE21 8JL9 homes
completed
99, 99, Thurlow Park Road, SE21 8JL9 homes
completed
80, 80, Thurlow Park Road, SE21 8HY7 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 9EJ

Full postcodeSE27 9EJ
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.437748
Longitude-0.097941
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