Gipsy Hill · Lambeth · Dulwich and West Norwood constituency · 51.42802, -0.08697

SE27 9SS— Gipsy Hill, Lambeth

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

 

Schools 100%Safety 73/100Transport 39/100~6% yield · indicativeOnly 4 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
39
Environment
58
Investment
59

The bottom line

SE27 9SS 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 9SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE27 9SS

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

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How SE27 9SS 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 · 6 min walk

P8: +0.68A8: 66.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Dulwich Wood Nursery School

Not inspected · 8 min walk

6 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

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 4 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)4
New build0.0%
Price per m²£5,959/m²
Price per ft²£554/ft²
Avg floor area61.5 m²

EPC breakdown

B
14%
C
17%
D
4%
E
1%

Based on 36 properties · Confidence: high

Street mix

Terraced 33%Detached 3%Flat 53%Other 13%

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£153,750
Rebuild cost per m²£2,500/m²

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

Construction era2012 onwards
WallsCavity wall, as built, insulated (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

1998–2025 · CAGR

+8.7%

Total change

+863%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.5%

per year

Acceleration

+54.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Terraced38.2%
Flat/maisonette58.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£55k£63k+14.6%1.5
Post-dot-com plateau2003–2003£220k£220k+0%3
Pre-crash peak2005–2005£201k£201k+0%2
GFC & correction2008–2008£195k£195k+0%1
Help-to-Buy recovery2015–2016£400k£320k-20%2.5
Brexit uncertainty2017–2019£310k£575k+85.5%4.7
Pandemic surge2021–2021£305k£305k+0%2
Current market2024–2025£328k£529k+61.5%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
-2.2%
District
-2.2%
Terraced+0% α
Local
11.5%
District
11.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing5
Trend Position10

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
6 min walk
Crystal Palace Rail StationSouthern · Windrush
19 min walk
Penge West Rail StationWindrush · Southern
27 min walk
Sydenham Rail StationWindrush · Southern
28 min walk
Anerley Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

32

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

2.1 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park38m
Santander docks (800m)0
Nearest cycle dock2.1 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: 6.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 31%
More green space than 80% 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

DIABETES INTERMEDIATE CARE TEAM

TULSE HILL PRACTICE, 4 HARDEL RISE, SW2 3DX

26 min walk

0

GPs within 1km

4

Dentists within 1km

Nearest hospital · 963 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

12

Restaurants (800m)

4

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.5 km
3 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D

0

Libraries (1km)

2

Cinemas (2km)

541m

Post office

Nearby shops

HM Newsmarket417 m
Manani News506 m
Select527 m
Cheers 1 Off Licence554 m

Nearby cafes

Cafe Luna41 m
Gypsy Rose Cafe60 m
Paper Stories67 m
Hungry Hippo Café548 m

Nearby restaurants

Gipsy Plaice Fish Bar29 m
Favourable Chicken35 m
Indian Dining Club59 m
Pomadoro61 m

Nearby pubs

The Paxton36 m
Gipsy Hill Brewery and Taproom147 m
The Two Towers175 m
The Colby Arms431 m

Nearby pharmacies

Day Lewis Pharmacy40 m

Nearby health

Dulwich Orthadontics926 m
Food hygiene (5-star)61% of 46

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

59

Investment score

Good

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months2

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

17/100

Velocity score

Future outlook

60

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,540m
Crossrail 2 route6,989m

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)
6
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
14
Local approval rate
91%
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)
33
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
Sir Ernest Shackleton Public House 122 Bowen Drive London9 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 9SS

Full postcodeSE27 9SS
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardGipsy Hill
Latitude51.428019
Longitude-0.086967
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