Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.42719, -0.08742

SE27 9RB— Gipsy Hill, Lambeth

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

The family fortress

 

Schools 100%Safety 73/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
61
Safety
73
Schools
100
Transport
40
Environment
58
Investment
32

The bottom line

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

Less suited to Car-free commuters.

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Location

SE27 9RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.4% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for SE27 9RB

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

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“The family fortress”

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How SE27 9RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kingswood Primary School

Not yet inspected · Inspected Oct 2024 · 3 min walk

KS2: 105.0

★★★

Secondary

Kingsdale Foundation School

Outstanding · Inspected Mar 2023 · 7 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 9 min walk

6 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.5 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 1222.2%

-5% vs borough

Crime by type

Other30%
Violence & sexual offences23%
Anti-social behaviour16%
Vehicle crime12%
Burglary7%
Theft6%
Robbery5%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 1.3km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£12,917/m²
Price per ft²£1,200/ft²
Avg floor area69.5 m²

EPC breakdown

B
1%
C
21%
D
25%
E
7%
G
2%

Based on 56 properties · Confidence: high

Street mix

Semi 2%Terraced 29%Flat 65%Other 3%

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£173,750
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 DAnnual charge £1,848
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.1%

Total change

+867%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.7%

per year

Acceleration

-15.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 87 sales

Property Type Mix

Total: 87 sales

Semi-detached2.3%
Terraced31%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£125k+86.6%3
Post-dot-com plateau2001–2004£120k£235k+95.8%4.5
Pre-crash peak2005–2007£225k£285k+26.6%3.7
GFC & correction2008–2012£338k£313k-7.4%2.2
Help-to-Buy recovery2013–2016£370k£575k+55.4%3.8
Brexit uncertainty2018–2019£635k£460k-27.6%3
Pandemic surge2020–2021£993k£725k-27%1.5
Rate-rise correction2022–2023£800k£664k-17%2.5
Current market2024–2025£710k£648k-8.7%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
9.8%
District
9.8%
Terraced+0% α
Local
6.7%
District
6.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing11
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Gipsy Hill

Nearby stations

Gipsy HillNational Rail
5 min walk
Crystal Palace Rail StationWindrush · Southern
18 min walk
Penge West Rail StationWindrush · Southern
27 min walk
Anerley Rail StationSouthern · Windrush
28 min walk
Sydenham Rail StationWindrush · Southern
29 min walk
No bus stops within 400m

33

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★42 min
Waterloo52 min ↑
Canary Wharf56 min ↑
City58 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)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park129m
Santander docks (800m)0
Nearest cycle dock2.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB26% green spaceTree canopy: 25%
More green space than 81% of London

Nearest SSSI: Croham Hurst SSSI — 8.4 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): 4

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

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

33 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 912 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.5 km
2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

615m

Post office

Nearby shops

HM Newsmarket369 m
Select468 m
Manani News569 m
Cheers 1 Off Licence631 m

Nearby cafes

Paper Stories45 m
Cafe Luna56 m
Gypsy Rose Cafe64 m
Hungry Hippo Café461 m

Nearby restaurants

Passage To India40 m
Favourable Chicken63 m
Gipsy Plaice Fish Bar75 m
Indian Dining Club80 m

Nearby pubs

The Two Towers110 m
The Paxton111 m
Gipsy Hill Brewery and Taproom182 m
The Colby Arms382 m

Nearby gyms

Duke McKenzie Fitness Centre1.1 km
Performance 3601.1 km

Nearby pharmacies

Day Lewis Pharmacy100 m

Nearby health

Dulwich Orthadontics1.0 km
Food hygiene (5-star)64% of 42

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

32

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,800London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,566m
Crossrail 2 route7,005m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,979 nationally

1,555

Est. population

10,525/km²

67%

Employed

59%

Degree educated

£41,000

Median income

4.8%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

26%
22%
26%
17%
Under 1826%
18–3422%
35–4926%
50–6417%
65+10%

Tenure

17%
37%
31%
16%
Own outright17%
Own (mortgage)37%
Private rent31%
Social rent16%

Ethnicity

49%
14%
16%
White British50%
White Other14%
Asian7%
Black16%
Mixed11%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household42%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent31%
Social rent16%

vs. London

Income vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
90%
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)
64
Largest scheme
89 homes · St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD
Pipeline pressure
NONE

Named schemes (500m)

St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD89 homes
completed
6-12, 6-12, PAXTON PLACE, SE27 9SS11 homes
completed
171, 171, Gipsy Road, SE27 9QT9 homes
completed
235, 235, Gipsy Road, SE27 9QY9 homes
completed
207-209, 207-209, Gipsy Road, London, SE27 9QY7 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 9RB

Full postcodeSE27 9RB
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.427190
Longitude-0.087418
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