West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43577, -0.10025

SE27 9HL— West Dulwich, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 50/100~3% yield · indicativeOnly 3 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
50
Environment
52
Investment
45

The bottom line

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

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Location

SE27 9HL

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 9HL

🛡️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 9HL 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 · 8 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 19 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.1km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£4,833/m²
Price per ft²£449/ft²
Avg floor area154.5 m²

EPC breakdown

C
6%
D
16%
E
5%
F
2%

Based on 29 properties · Confidence: medium

Street mix

Semi 25%Terraced 13%Detached 4%Flat 57%

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£386,250
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 EAnnual charge £2,259
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+3.9%

Total change

+212%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.8%

per year

Acceleration

-246.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 67 sales

Property Type Mix

Total: 67 sales

Detached4.5%
Semi-detached25.4%
Terraced13.4%
Flat/maisonette56.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£162k£250k+54.3%4.8
Post-dot-com plateau2001–2004£165k£723k+338.5%3.2
Pre-crash peak2005–2007£212k£567k+167.5%3
GFC & correction2009–2011£225k£218k-3.3%1
Help-to-Buy recovery2013–2014£233k£425k+82.4%2
Brexit uncertainty2017–2019£1.48m£800k-45.9%2
Pandemic surge2020–2021£1.88m£1.35m-28.2%1
Rate-rise correction2023–2023£740k£740k+0%2
Current market2024–2026£652k£505k-22.5%1.3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
8.5%
District
8.5%
Semi-detached+0% α
Local
6%
District
6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
6 min walk
Crystal Palace Rail StationWindrush · Southern
34 min walk
Brixton Underground StationVictoria
39 min walk
Forest Hill Rail StationSouthern · Windrush
41 min walk
Sydenham Rail StationWindrush · Southern
42 min walk
No bus stops within 400m

39

Walkability score

150

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 park310m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
Waylett Place
310m
🅿️
B&Q
319m

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: 5.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 28%
Less green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 9.4 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 · 1.5 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

80

Parks (1km)

35

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Badger Badger (294 m)

Nearest supermarketLidl · 1.6 km
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

407m

Post office

Nearby shops

G7 Superstore256 m
Sole Luna271 m
MN Norwood Halal Butchers and Grocers281 m
Platinum Bakery281 m

Nearby cafes

UTEA262 m
Brazil Café264 m
Riviera Cafe281 m
Sweet Portugal289 m

Nearby restaurants

KFC263 m
Four Hundred Rabbits265 m
Cake Box270 m
Sole Luna273 m

Nearby pubs

Badger Badger294 m
Knowles of Norwood300 m
The Rosendale420 m
Horns Tavern490 m

Nearby gyms

Anytime Fitness474 m
West Norwood Health and Leisure Centre522 m
More Yoga636 m
West Norwood Lawn Tennis & Social Club821 m

Nearby pharmacies

Superdrug258 m
Adarshi Pharmacy266 m
Rosendale Pharmacy414 m
Elmcourt Pharmacy491 m

Nearby health

Dental Surgery478 m
Norwood Dental Clinic482 m
Deerbrook Surgery510 m
Arkh-View Dental Centre617 m
Food hygiene (5-star)59% of 128

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

64.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,519m
Crossrail 2 route5,770m

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)
83
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
4
Local approval rate
46%
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)
60
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
NONE

Named schemes (500m)

26, 26, ELMCOURT ROAD, SE27 9BZ14 homes
completed
1, Cranfield Close, SE27 9JT12 homes
completed
1,2 & 3, 1,2 & 3, PILGRIM HILL, AUCKLAND HILL, SE27 9PB12 homes
completed
1, 1, CHESTNUT ROAD, SE27 9EZ12 homes
completed
509-513, 509-513, Norwood Road, SE27 9DL9 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 9HL

Full postcodeSE27 9HL
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.435771
Longitude-0.100253
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