Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42535, -0.09837

SE27 9NB— Knight's Hill, Lambeth

Location and area intelligence for SE27 9NB, Knight's Hill, Lambeth

The family fortress

 

Schools 100%Safety 76/100Transport 32/100

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
53
Safety
76
Schools
90
Transport
32
Environment
59
Investment
44

The bottom line

SE27 9NB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SE27 9NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-14.0% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for SE27 9NB

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE27 9NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Luke's Church of England Primary School

Good · Inspected May 2023 · 2 min walk

KS2: 103.7

★★

Secondary

The Norwood School

Good · Inspected Feb 2023 · 3 min walk

P8: +0.03A8: 48.4

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.0 incidents per 1,000 residents

Better than 55% of London
↑ Rising 1228.6%

-26% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences25%
Other17%
Vehicle crime12%
Burglary9%
Drug offences5%
Robbery3%
Theft1%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 504m

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area118.7 m²

EPC breakdown

C
1%
D
4%
E
1%
G
1%

Based on 7 properties · Confidence: low

Street mix

Semi 65%Terraced 35%

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£296,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.6%

Total change

+688%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.1%

per year

Acceleration

+45.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached64.7%
Terraced35.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£82k£115k+40.2%1.7
Post-dot-com plateau2001–2002£200k£245k+22.5%1
Pre-crash peak2006–2007£299k£485k+62.2%1
GFC & correction2008–2012£275k£400k+45.5%1
Brexit uncertainty2018–2018£425k£425k+0%2
Pandemic surge2021–2021£647k£647k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8%
District
8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Norwood→ Victoria· 8 tph
22 min

Nearby stations

West NorwoodNational Rail
10 min walk
Crystal Palace Rail StationWindrush · Southern
25 min walk
Anerley Rail StationSouthern · Windrush
34 min walk
Penge West Rail StationWindrush · Southern
34 min walk
Sydenham Rail StationWindrush · Southern
38 min walk
No bus stops within 400m

35

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria49 min ↑
Waterloo54 min ↑
Canary Wharf58 min ↑
City56 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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park628m
Santander docks (800m)0
Nearest cycle dock2.0 km

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: 6.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 8.2 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

24 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 655 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Barry's Bar (554 m)

Nearest supermarketLidl · 688 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

637m

Post office

Nearby shops

Crown Food & Wine539 m
Maxxi Food Centre545 m
Knights Hill Supermarket582 m
South London Wines584 m

Nearby cafes

Hungry Hippo Café426 m
Ela's Café549 m
Crown Cafe552 m
Coffee & Cake House587 m

Nearby restaurants

Fat Ox331 m
Morley's569 m
Ulimate Jerk Centre579 m
Monkey's583 m

Nearby pubs

Barry's Bar554 m
The Hope658 m
The Two Towers680 m
Gipsy Hill Brewery and Taproom746 m

Nearby gyms

West Norwood Lawn Tennis & Social Club606 m
West Norwood Health and Leisure Centre975 m

Nearby pharmacies

Klub Pharmacy616 m

Nearby health

British Home & Hospital for Incurables655 m
Dental Surgery832 m
Food hygiene (5-star)51% of 35

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

44

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
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Future outlook

20.4

Price growth score

E
Medium

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,312m
Crossrail 2 route6,427m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,103 nationally

1,576

Est. population

11,612/km²

64%

Employed

49%

Degree educated

£36,100

Median income

7.7%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

27%
21%
26%
17%
Under 1828%
18–3421%
35–4926%
50–6417%
65+9%

Tenure

14%
32%
18%
36%
Own outright14%
Own (mortgage)32%
Private rent18%
Social rent36%
Rent free0%

Ethnicity

40%
25%
White British40%
White Other13%
Asian7%
Black25%
Mixed11%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household44%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent36%
Private rent18%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
41
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
4
Local approval rate
25%
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)
27
Largest scheme
60 homes · L.B. Lambeth Depot, 1, L.B. Lambeth Depot, 1, Vale Street, SE27 9PA
Pipeline pressure
LOW

Named schemes (500m)

FORMER SOUTHVALE CHILD ASSESSMENT CENTRE, FORMER SOUTHVALE CHILD ASSESSMENT CENTRE, LINTON GROVE, SE2748 homes
completed
NORWOOD HOUSE, NORWOOD HOUSE, CROWN DALE, SE1936 homes
completed
110 To 113, 110 To 113, Woodvale Walk, SE27 0EY9 homes
completed
69, 69, Gipsy Road, Auckland Hill, SE27 9QS9 homes
completed
82, 82, Crown Dale, Upper Norwood, SE19 3NX9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.2%
Ward turnout
122%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Elizabeth Ann FraserGreen
Lisa SchulkindGreen
Matt WilcockGreen

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Key facts for SE27 9NB

Full postcodeSE27 9NB
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.425354
Longitude-0.098370
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