Knight's Hill · Lambeth · Dulwich and West Norwood constituency · 51.42543, -0.09621

SE27 9UA— Knight's Hill, Lambeth

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

The family fortress

 

Schools 100%Safety 75/100Transport 31/100Low yield 3.20%

Best for: Families

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

Liveability
51
Safety
75
Schools
90
Transport
31
Environment
59
Investment
35

The bottom line

SE27 9UA offers exceptional schools (100% Good/Outstanding) and low crime at £675,000 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 9UA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+29.8% vs London avg
vs London income-2.4% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE27 9UA

🛡️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 9UA 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 · 4 min walk

KS2: 103.7

★★

Secondary

The Norwood School

Good · Inspected Feb 2023 · 4 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.7 incidents per 1,000 residents

Better than 54% of London
↑ Rising 1085.7%

-24% vs borough

Crime by type

Violence & sexual offences34%
Other27%
Anti-social behaviour20%
Vehicle crime8%
Drug offences5%
Robbery4%
Theft1%
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 · 652m

Crime is 7% below 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.

£675,000

Median sale price

Above London median by 30%

£675,000 is 30% above the London median (£520,000)

+17.3%

This year

Semi-detached

Dominant type

Price history

5-year change
+1.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£675,000
Avg terraced£662,588
Price per m²£6,959/m²
Price per ft²£646/ft²
Avg floor area97.6 m²

EPC breakdown

C
6%
D
22%
E
6%

Based on 34 properties · Confidence: high

Street mix

Semi 66%Terraced 24%Flat 10%

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£21,250
First-time buyerFTB
£21,250
Additional propertyBTL/2nd
£41,500

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

16.5×

Price-to-income

£3,377/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£244,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+7.9%

Total change

+797%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

+17.28

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached66%
Terraced24%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£168k+123.3%3.5
Post-dot-com plateau2002–2004£219k£250k+14.2%2.3
Pre-crash peak2006–2007£249k£229k-8%2
GFC & correction2009–2012£295k£312k+5.6%1.7
Help-to-Buy recovery2013–2015£378k£506k+33.9%3
Brexit uncertainty2017–2019£462k£770k+66.8%1
Pandemic surge2020–2021£738k£665k-9.8%1.5
Rate-rise correction2022–2022£770k£770k+0%2
Current market2024–2025£658k£675k+2.7%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
8.5%
District
8.5%
Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing8
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
23 min walk
Anerley Rail StationSouthern · Windrush
32 min walk
Penge West Rail StationWindrush · Southern
33 min walk
Sydenham Rail StationWindrush · Southern
37 min walk
No bus stops within 400m

29

Walkability score

144

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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)10
Nearest car park491m
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: 7.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Croham Hurst SSSI — 8.2 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

24 min walk

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalBritish Home & Hospital for Incurables · 799 m
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Two Towers (535 m)

Nearest supermarketLidl · 825 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

768m

Post office

Nearby shops

Crown Food & Wine674 m
Maxxi Food Centre683 m
Knights Hill Supermarket722 m
South London Wines724 m

Nearby cafes

Hungry Hippo Café285 m
Ela's Café615 m
Cafe Luna677 m
Paper Stories685 m

Nearby restaurants

Fat Ox415 m
Golden Bowl512 m
Passage To India681 m
Favourable Chicken686 m

Nearby pubs

The Two Towers535 m
Gipsy Hill Brewery and Taproom613 m
Barry's Bar619 m
The Hope721 m

Nearby gyms

West Norwood Lawn Tennis & Social Club720 m

Nearby pharmacies

Day Lewis Pharmacy730 m
Klub Pharmacy749 m

Nearby health

Dental Surgery902 m
Food hygiene (5-star)60% of 30

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

35

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition288
Sales last 12 months1

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

33

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,163m
Crossrail 2 route6,556m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,340 nationally

1,368

Est. population

10,014/km²

60%

Employed

43%

Degree educated

£41,000

Median income

7.6%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

28%
18%
24%
21%
Under 1828%
18–3418%
35–4924%
50–6421%
65+10%

Tenure

17%
31%
18%
33%
Own outright17%
Own (mortgage)31%
Private rent18%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

46%
13%
27%
White British46%
White Other13%
Asian3%
Black27%
Mixed9%
Other2%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household37%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent33%
Private rent18%

vs. London

Income vs London-2.4%
Price vs London+29.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
4
Local approval rate
25%
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)
25
Largest scheme
89 homes · St Saviours College, 110, St Saviours College, 110, Hamilton Road, SE27 9SD
Pipeline pressure
LOW

Named schemes (500m)

Land at Virgo Fidelis Convent School, 147, Land at Virgo Fidelis Convent School, 147, Central Hill, Hermitage Road, Upper Norwood, SE19 1RS41 homes
completed
NORWOOD HOUSE, NORWOOD HOUSE, CROWN DALE, SE1936 homes
completed
69, 69, Gipsy Road, Auckland Hill, SE27 9QS9 homes
completed
110 To 113, 110 To 113, Woodvale Walk, SE27 0EY9 homes
completed
31 - 37, 31 - 37, Auckland Hill, London, SE27 9PF7 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 (£675,000)

£21,250

Standard buyer

£21,250

First-time buyer

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 9UA

Full postcodeSE27 9UA
Postcode districtSE27
BoroughLondon Borough of Lambeth
WardKnight's Hill
Latitude51.425426
Longitude-0.096209
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