Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.43110, -0.09966

SE27 9QQ— Gipsy Hill, Lambeth

Location and area intelligence for SE27 9QQ, Gipsy Hill, Lambeth

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
71
Schools
90
Transport
48
Environment
52
Investment
45

The bottom line

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

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Location

SE27 9QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for SE27 9QQ

🛡️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

“High-connectivity investment target”

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How SE27 9QQ 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 · 6 min walk

KS2: 103.7

★★

Secondary

The Norwood School

Good · Inspected Feb 2023 · 11 min walk

P8: +0.03A8: 48.4

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.0 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 1176.9%

+10% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour25%
Other22%
Vehicle crime12%
Drug offences4%
Theft2%
Robbery2%
Burglary1%

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 · 701m

Crime is +35% above 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£6,671/m²
Price per ft²£620/ft²
Avg floor area76.7 m²

EPC breakdown

C
22%
D
27%
E
9%
G
1%

Based on 59 properties · Confidence: high

Street mix

Semi 10%Terraced 49%Detached 2%Flat 39%

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£191,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,643
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+882%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.9%

per year

Acceleration

+64.90

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 81 sales

Property Type Mix

Total: 81 sales

Detached2.5%
Semi-detached9.9%
Terraced48.1%
Flat/maisonette39.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£124k+73.9%2.5
Post-dot-com plateau2001–2004£156k£220k+41%4.8
Pre-crash peak2005–2007£250k£330k+32%3
GFC & correction2009–2012£307k£318k+3.4%2.2
Help-to-Buy recovery2013–2016£425k£668k+57.1%3
Brexit uncertainty2017–2018£500k£488k-2.5%2
Pandemic surge2020–2021£500k£735k+47%2.5
Rate-rise correction2022–2023£380k£773k+103.3%2.5
Current market2024–2025£525k£698k+32.9%1.5

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
6.1%
District
6.1%
Terraced+0% α
Local
9.3%
District
9.3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

West NorwoodNational Rail
4 min walk
Crystal Palace Rail StationWindrush · Southern
30 min walk
Penge West Rail StationWindrush · Southern
39 min walk
Anerley Rail StationSouthern · Windrush
39 min walk
Sydenham Rail StationWindrush · Southern
40 min walk
No bus stops within 400m

38

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

1.6 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park333m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Waylett Place
531m
🅿️
B&Q
596m

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: 6.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 8.9 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

16 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

27

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.1 km
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D

1

Libraries (1km)

1

Cinemas (2km)

364m

Post office

Nearby shops

The Good Drinker318 m
Convenience Stop325 m
ARV One Stop325 m
Sushi Handroll330 m

Nearby cafes

Ela's Café176 m
The Book and Record Bar186 m
Otter309 m
Pintadera325 m

Nearby restaurants

Super2pizza178 m
Cafe Cappadocia198 m
New Golden Wok238 m
Delly's304 m

Nearby pubs

The Hope159 m
Barry's Bar174 m
The Great North Wood301 m
Horns Tavern333 m

Nearby gyms

West Norwood Lawn Tennis & Social Club432 m
West Norwood Health and Leisure Centre474 m
Anytime Fitness890 m

Nearby pharmacies

Superdrug523 m
Adarshi Pharmacy609 m
Rosendale Pharmacy759 m
Elmcourt Pharmacy914 m

Nearby health

Dental Surgery300 m
Dulwich Orthadontics868 m
Norwood Dental Clinic902 m
Deerbrook Surgery929 m
Food hygiene (5-star)57% of 112

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

A

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
4.1% (average)London avg: 3.8%Above average yield
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

Mixed / transient

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,443m
Crossrail 2 route6,049m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,861 nationally

1,887

Est. population

11,794/km²

59%

Employed

44%

Degree educated

£47,100

Median income

7.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

24%
25%
22%
22%
Under 1824%
18–3425%
35–4922%
50–6422%
65+8%

Tenure

21%
29%
40%
Own outright11%
Own (mortgage)21%
Private rent29%
Social rent40%
Shared ownership0%

Ethnicity

34%
15%
28%
White British34%
White Other15%
Asian8%
Black28%
Mixed10%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household49%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent40%
Private rent29%

vs. London

Income vs London+12.1%

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)
4
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)
51
Largest scheme
84 homes · 1-66, 1-66, Cheviot Gardens, Casewick Road & Thornlaw Road, SE27 0SU
Pipeline pressure
LOW

Named schemes (500m)

BETWEEN NORWOOD PUBLIC HOUSE, R/O, 13-17, BETWEEN NORWOOD PUBLIC HOUSE, R/O, 13-17, COTSWOLD STREET, KNIGHTS HILL, SE2721 homes
completed
22-28, 22-28, Norwood High Street, SE27 9NR15 homes
completed
68-74, 68-74, NORWOOD HIGH STREET, SE2714 homes
completed
1, Cranfield Close, SE27 9JT12 homes
completed
1,2 & 3, 1,2 & 3, PILGRIM HILL, AUCKLAND HILL, SE27 9PB12 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
26.0%
Ward turnout
82%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Pete ElliottGreen
Chloe HawrylukGreen

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Key facts for SE27 9QQ

Full postcodeSE27 9QQ
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.431103
Longitude-0.099656
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