Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.43032, -0.09533

SE27 9RW— Gipsy Hill, Lambeth

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 39/100Yield 5.13%

Best for: Families

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

Liveability
54
Safety
71
Schools
90
Transport
39
Environment
56
Investment
52

The bottom line

SE27 9RW offers exceptional schools (100% Good/Outstanding) and low crime at £421,000 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 9RW

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 avg price-19.0% vs London avg
vs London income+12.1% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for SE27 9RW

🛡️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🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How SE27 9RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Elm Wood School

Not yet inspected · Inspected Jan 2025 · 4 min walk

KS2: 104.8

★★

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 14 min walk

6 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 · 858m

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£421,000

Median sale price

19% below London median

£421,000 is 19% below the London median (£520,000)

+0.8%

This year

Flat

Dominant type

Price history

5-year change
+0.2%
Sales (24 months)5
New build0.0%
Avg flat£421,000
Price per m²£6,517/m²
Price per ft²£605/ft²
Avg floor area68.2 m²

EPC breakdown

C
16%
D
37%
E
8%
F
3%
G
1%

Based on 65 properties · Confidence: high

Street mix

Semi 4%Terraced 25%Detached 1%Flat 69%Other 2%

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£8,550
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,180

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

8.9×

Price-to-income

£2,106/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£170,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

-7.60

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 101 sales

Property Type Mix

Total: 101 sales

Detached1%
Semi-detached4%
Terraced25.7%
Flat/maisonette69.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£116k+92%3.5
Post-dot-com plateau2001–2004£105k£143k+36.1%3
Pre-crash peak2005–2007£159k£265k+66.9%3.3
GFC & correction2008–2012£211k£225k+6.7%3
Help-to-Buy recovery2013–2016£250k£433k+73%4.5
Brexit uncertainty2017–2019£687k£425k-38.1%2.3
Pandemic surge2020–2021£473k£420k-11.1%4.5
Rate-rise correction2022–2023£530k£352k-33.6%3
Current market2024–2026£385k£421k+9.4%2

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
7.4%
District
7.4%
Terraced+0% α
Local
9.8%
District
9.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

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
8 min walk
Crystal Palace Rail StationWindrush · Southern
26 min walk
Penge West Rail StationWindrush · Southern
35 min walk
Anerley Rail StationSouthern · Windrush
36 min walk
Sydenham Rail StationWindrush · Southern
36 min walk
No bus stops within 400m

29

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

1.7 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park608m
Santander docks (800m)0
Nearest cycle dock1.7 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: 6.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Croham Hurst SSSI — 8.8 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

19 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBritish Home & Hospital for Incurables · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.2 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

1

Cinemas (2km)

669m

Post office

Nearby shops

Manani News335 m
The Good Drinker621 m
Convenience Stop636 m
ARV One Stop637 m

Nearby cafes

Volcano Coffee Works Café318 m
Ela's Café421 m
The Book and Record Bar492 m
Otter618 m

Nearby restaurants

Fat Ox442 m
Super2pizza469 m
Cafe Cappadocia511 m
New Golden Wok551 m

Nearby pubs

The Bricklayers Arms253 m
Barry's Bar422 m
The Hope461 m
Gipsy Hill Brewery and Taproom488 m

Nearby gyms

West Norwood Lawn Tennis & Social Club680 m
West Norwood Health and Leisure Centre786 m

Nearby pharmacies

Day Lewis Pharmacy676 m
Rosendale Pharmacy767 m
Superdrug787 m
Adarshi Pharmacy863 m

Nearby health

Dental Surgery612 m
Dulwich Orthadontics741 m
Food hygiene (5-star)56% of 43

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

52

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score15/100
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

40.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,137m
Crossrail 2 route6,356m

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%
Price vs London-19.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
80
Live planning apps (800m)
8
Development activity
medium
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
60%
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)
32
Largest scheme
89 homes · St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD
Pipeline pressure
LOW

Named schemes (500m)

St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD89 homes
completed
L.B. Lambeth Depot, 1, L.B. Lambeth Depot, 1, Vale Street, SE27 9PA60 homes
completed
GARAGES ADJACENT TO, 1, GARAGES ADJACENT TO, 1, MARTELL ROAD, SE2113 homes
completed
69, 69, Gipsy Road, Auckland Hill, SE27 9QS9 homes
completed
Former church building, 18, Former church building, 18, St Cloud Road, SE27 9PW8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£421,000)

£8,550

Standard buyer

£0

First-time buyer

Save £8,550

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 9RW

Full postcodeSE27 9RW
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.430322
Longitude-0.095329
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