Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42435, -0.09828

SE27 9ND— Knight's Hill, Lambeth

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

The family fortress

 

Schools 100%Safety 77/100Transport 31/100Yield 4.83%

Best for: Families

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

Liveability
50
Safety
77
Schools
90
Transport
31
Environment
59
Investment
47

The bottom line

SE27 9ND offers exceptional schools (100% Good/Outstanding) and low crime at £447,500 median — 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 9ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-13.9% vs London avg
vs London income-14.0% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for SE27 9ND

🛡️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 9ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Joseph's RC Infant School

Not yet inspected · 3 min walk

★★

Secondary

The Norwood School

Good · Inspected Feb 2023 · 2 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.3 incidents per 1,000 residents

Better than 60% of London
↑ Rising 1283.3%

-33% vs borough

Crime by type

Violence & sexual offences34%
Other25%
Anti-social behaviour16%
Vehicle crime10%
Burglary7%
Drug offences5%
Theft4%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 537m

Crime is 18% below London average

Property

2 Jul

Prices, sales volume and market trends

£447,500

Median sale price

14% below London median

£447,500 is 14% below the London median (£520,000)

+9.2%

This year

Terraced

Dominant type

Price history

5-year change
-13.9%
Sales (24 months)12
New build0.0%
Avg terraced£550,000
Avg flat£422,500
Price per m²£6,780/m²
Price per ft²£630/ft²
Avg floor area65.1 m²

EPC breakdown

A
4%
B
14%
C
14%
D
9%
E
1%

Based on 42 properties · Confidence: high

Street mix

Semi 9%Terraced 49%Flat 38%Other 4%

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£9,875
First-time buyerFTB
£1,125
Additional propertyBTL/2nd
£23,300

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

12.4×

Price-to-income

£2,239/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£162,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.7%

Total change

+826%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

-8.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached9.3%
Terraced51.2%
Flat/maisonette39.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£61k£118k+92.6%1.8
Post-dot-com plateau2001–2003£115k£200k+73.9%2
Pre-crash peak2005–2006£213k£207k-2.6%2
Help-to-Buy recovery2015–2016£457k£500k+9.4%1
Brexit uncertainty2017–2019£425k£525k+23.5%2.7
Pandemic surge2021–2021£520k£520k+0%3
Rate-rise correction2022–2022£500k£500k+0%1
Current market2024–2026£400k£565k+41.2%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
-1.6%
District
-1.6%
Terraced+0% α
Local
7.2%
District
7.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
11 min walk
Crystal Palace Rail StationWindrush · Southern
24 min walk
Anerley Rail StationSouthern · Windrush
33 min walk
Penge West Rail StationWindrush · Southern
34 min walk
Sydenham Rail StationWindrush · Southern
39 min walk
No bus stops within 400m

34

Walkability score

130

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 park599m
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 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: 7.1 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 8.1 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

25 min walk

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 627 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Barry's Bar (660 m)

Nearest supermarketLidl · 645 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

585m

Post office

Nearby shops

Crown Food & Wine494 m
Maxxi Food Centre505 m
Knights Hill Supermarket547 m
South London Wines549 m

Nearby cafes

Hungry Hippo Café409 m
Crown Cafe510 m
Coffee & Cake House539 m
Ela's Café655 m

Nearby restaurants

Fat Ox436 m
Morley's519 m
Monkey's534 m
Ulimate Jerk Centre545 m

Nearby pubs

Barry's Bar660 m
The Two Towers714 m
The Conquering Hero754 m
The Hope765 m

Nearby gyms

West Norwood Lawn Tennis & Social Club689 m

Nearby pharmacies

Klub Pharmacy567 m

Nearby health

British Home & Hospital for Incurables627 m
Dental Surgery935 m
Food hygiene (5-star)52% of 33

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

47

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score8/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

30.3

Price growth score

D
Medium

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,299m
Crossrail 2 route6,485m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,651 nationally

1,557

Est. population

14,664/km²

62%

Employed

39%

Degree educated

£36,100

Median income

9.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

25%
23%
22%
22%
Under 1825%
18–3423%
35–4922%
50–6422%
65+8%

Tenure

24%
51%
Own outright10%
Own (mortgage)24%
Private rent13%
Social rent51%
Shared ownership2%
Rent free0%

Ethnicity

30%
37%
White British30%
White Other12%
Asian5%
Black37%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine24%
No car household45%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent51%
Private rent13%

vs. London

Income vs London-14.0%
Price vs London-13.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
14%
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
48 homes · FORMER SOUTHVALE CHILD ASSESSMENT CENTRE, FORMER SOUTHVALE CHILD ASSESSMENT CENTRE, LINTON GROVE, SE27
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
82, 82, Crown Dale, Upper Norwood, SE19 3NX9 homes
completed
110 To 113, 110 To 113, Woodvale Walk, SE27 0EY9 homes
completed
29, 29, Benton's Lane, SE27 9UD5 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£447,500)

£9,875

Standard buyer

£1,125

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 9ND

Full postcodeSE27 9ND
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.424354
Longitude-0.098282
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