West Dulwich · Lambeth · Dulwich and West Norwood constituency · 51.43429, -0.10042

SE27 9LA— West Dulwich, Lambeth

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 52/100Yield 4.30%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
69
Safety
76
Schools
90
Transport
52
Environment
51
Investment
50

The bottom line

SE27 9LA offers exceptional schools (100% Good/Outstanding) and low crime at £502,500 median — a strong choice for Families and Owner-occupiers.

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Location

SE27 9LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-3.4% vs London avg
vs London income+12.1% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for SE27 9LA

🛡️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 9LA 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 · 6 min walk

KS2: 104.6

★★

Secondary

The Elmgreen School

Good · Inspected Jun 2022 · 7 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 990m

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

£502,500

Median sale price

3% below London median

£502,500 is 3% below the London median (£520,000)

-14.0%

This year

Terraced

Dominant type

Price history

5-year change
-3.4%
Sales (24 months)10
New build0.0%
Avg semi-detached£735,000
Avg terraced£480,000
Avg flat£465,000
Price per m²£8,131/m²
Price per ft²£755/ft²
Avg floor area63.1 m²

EPC breakdown

B
7%
C
21%
D
19%
E
3%
G
2%

Based on 52 properties · Confidence: high

Street mix

Semi 20%Terraced 64%Detached 3%Flat 12%

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

Stamp duty

Standard buyer£12,625
First-time buyerFTB
£3,875
Additional propertyBTL/2nd
£27,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.7×

Price-to-income

£2,514/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£157,750
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,259
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.7%

Total change

+559%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.5%

per year

Acceleration

+22.54

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 90 sales

Property Type Mix

Total: 90 sales

Detached3.3%
Semi-detached20%
Terraced64.4%
Flat/maisonette12.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£134k+73.5%2.2
Post-dot-com plateau2001–2004£148k£194k+31.1%4.8
Pre-crash peak2005–2007£192k£241k+25.5%3
GFC & correction2008–2012£310k£260k-16.1%2.4
Help-to-Buy recovery2013–2016£305k£523k+71.3%2.8
Brexit uncertainty2018–2019£422k£588k+39.3%2.5
Pandemic surge2020–2021£494k£520k+5.3%4
Rate-rise correction2022–2023£550k£535k-2.7%2.5
Current market2024–2025£465k£509k+9.5%5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%
Semi-detached+0% α
Local
14.8%
District
14.8%
Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Above London average
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
5 min walk
Crystal Palace Rail StationWindrush · Southern
33 min walk
Sydenham Rail StationWindrush · Southern
41 min walk
Brixton Underground StationVictoria
41 min walk
Penge West Rail StationWindrush · Southern
42 min walk
No bus stops within 400m

40

Walkability score

148

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 park286m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Waylett Place
286m
🅿️
B&Q
329m

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: 5.9 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 83% of London

Nearest SSSI: Croham Hurst SSSI — 9.2 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

12 min walk

1

GPs within 1km

8

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

71

Parks (1km)

32

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketLidl · 1.4 km
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

289m

Post office

Nearby shops

Tesco Express215 m
Sole Luna233 m
Sainsbury's Local249 m
G7 Superstore256 m

Nearby cafes

Brazil Café241 m
Sorrento246 m
UTEA246 m
Portucale249 m

Nearby restaurants

Ace Plaice220 m
Sole Luna230 m
Four Hundred Rabbits239 m
Subway259 m

Nearby pubs

Badger Badger220 m
Knowles of Norwood342 m
Horns Tavern356 m
The Great North Wood393 m

Nearby gyms

West Norwood Health and Leisure Centre423 m
Anytime Fitness571 m
West Norwood Lawn Tennis & Social Club667 m
More Yoga766 m

Nearby pharmacies

Superdrug248 m
Adarshi Pharmacy307 m
Rosendale Pharmacy510 m
Elmcourt Pharmacy592 m

Nearby health

Dental Surgery338 m
Norwood Dental Clinic582 m
Deerbrook Surgery609 m
Arkh-View Dental Centre747 m
Food hygiene (5-star)60% of 129

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

50

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score26/100
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

66

Price growth score

B
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,519m
Crossrail 2 route5,837m

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%
Price vs London-3.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
86
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
10
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
1
Under construction
0
Completed (3yr)
67
Largest scheme
103 homes · 214-238, 214-238, Norwood Road, SE27 9AW
Pipeline pressure
LOW

Named schemes (500m)

22-28, 22-28, Norwood High Street, SE27 9NR15 homes
completed
1, Cranfield Close, SE27 9JT12 homes
completed
1, 1, CHESTNUT ROAD, SE27 9EZ12 homes
completed
1,2 & 3, 1,2 & 3, PILGRIM HILL, AUCKLAND HILL, SE27 9PB12 homes
completed
364, 366, Norwood Road, SE27 9AA9 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£502,500)

£12,625

Standard buyer

£3,875

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE27 9LA

Full postcodeSE27 9LA
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardWest Dulwich
Latitude51.434289
Longitude-0.100416
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