St Giles · Southwark · Peckham constituency · 51.47123, -0.09034

SE5 8AD— St Giles, Southwark

Location and area intelligence for SE5 8AD, St Giles, Southwark

The family fortress

 

Top 5% LondonSchools 100%Safety 96/100Transport 61/100Low yield 0.84%Only 1 sales — thin data

Best for: Families

Compare areas

Exceptional for families — top safety and school scores

Liveability
79
Safety
96
Schools
100
Transport
61
Environment
62
Investment
38

Location

SE5 8AD

Key facts for SE5 8AD

Full postcodeSE5 8AD
Postcode districtSE5
BoroughLondon Borough of Southwark
WardSt Giles
Latitude51.471229
Longitude-0.090343
Parliamentary constituencyPeckham
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
ExcellentCautiousRisk: Low

London Benchmarks

vs London avg price+400.0% vs London avg
vs London income+11.0% vs London avg
vs London crime-94.2% vs London avg

Deep-dive guides for SE5 8AD

🛡️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 SE5 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lyndhurst Primary School

Not yet inspected · 2 min walk

KS2: 105.9

★★★

Secondary

Sacred Heart Catholic School

Outstanding · 8 min walk

P8: +1.24A8: 58.1

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 15 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

3.8 incidents per 1,000 residents

Top 5% — safest in London
↓ Falling 36.4%

-82% vs borough

Crime by type

Anti-social behaviour29%
Other29%
Drug offences14%
Robbery14%
Vehicle crime14%
Theft0%
Burglary0%
Violence & sexual offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 94% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.

£2,600,000

Median sale price

Top 10% — 400% above London median

£2,600,000 is 400% above the London median (£520,000)

Detached

Dominant type

Price history

Sales (24 months)1
New build0.0%
Price per m²£21,121/m²
Price per ft²£1,962/ft²
Avg floor area123.1 m²

EPC breakdown

A
1%
B
3%
C
7%
D
8%
E
10%
F
2%

Based on 31 properties · Confidence: high

Street mix

Terraced 29%Detached 48%Flat 24%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Stamp duty

Standard buyer£223,250
First-time buyerFTB
£223,250
Additional propertyBTL/2nd
£301,250

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

55.8×

Price-to-income

£13,006/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£307,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
🚂
Denmark Hill→ Victoria· 4 tph
10 min

Nearby stations

🚇
Denmark Hill Rail StationThameslink · Southeastern
4 min walk
🚂
Denmark HillNational Rail
4 min walk
🚇
Peckham Rye Rail StationSoutheastern · Thameslink
18 min walk
🚇
Oval Underground StationNorthern
24 min walk
🚇
Brixton Underground StationVictoria
24 min walk
🚌3 bus routes · 9 stops within 400m · 164 buses/hr peak

80

Walkability score

209

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria35 min ↓
Waterloo40 min ↑
Canary Wharf35 min ↓
City41 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

49

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)4
Nearest car park20m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
The Haven Parking
289m

Connectivity

Broadband and mobile coverage

83%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed398 Mbps
Median download407 Mbps
Superfast coverage83%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.3 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield856.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CAMBERWELL GREEN SURGERY

17 CAMBERWELL GREEN, SE5 7AF

5 min walk

75%

Recommend GP

75%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 430 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

140

Parks (1km)

48

Restaurants (800m)

30

Cafes (800m)

10

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

16

Sports (1km)

15

Convenience

Nearest supermarketThe Pantry · 285 m
9 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

B

0

Libraries (1km)

1

Cinemas (2km)

857m

Post office

Nearby shops

Tony's Corner Shop196 m
Dadinho Distributions202 m
Costcutter207 m
Irene229 m

Nearby cafes

Delly's Caribbean Cuisine169 m
Viet Café169 m
Love Walk Cafe170 m
Caffé Pronto175 m

Nearby restaurants

Momotu169 m
Reem180 m
Chicken Express182 m
Parseh184 m

Nearby pubs

Grove House Tavern182 m
The Kerfield Arms194 m
The Joiners Arms217 m
El Vacilón280 m

Nearby gyms

Butterfly Tennis Club179 m
Zen Yoga197 m
The Gym Group258 m
Camberwell Leisure Centre395 m

Nearby pharmacies

Butterfly Pharmacy279 m
Fourways Pharmacy311 m
Day Lewis Pharmacy322 m
Kembers & Lawrence442 m

Nearby health

Camberwell Sexual Health Centre202 m
Breast Screening202 m
Maudsley Hospital244 m
Dentist By The Green248 m
Food hygiene (5-star)58% of 176

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Registered businesses

32 LOVE WALK MANAGEMENT LIMITED
BEAR BRANDS GROUP LTD
DEFINITELY WRIGHT LTD
HOBHOUSE ADAMS LIMITED
SECRET OBSESSION LTD

+1 more

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Low gross yield (0.84%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
0.84% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

48.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,063m
Crossrail 2 route4,545m

Demographics

22 Apr

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,843 nationally

2,043

Est. population

10,739/km²

70%

Employed

63%

Degree educated

£46,600

Median income

4.2%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

18%
31%
22%
19%
Under 1818%
18–3431%
35–4922%
50–6420%
65+9%

Tenure

17%
22%
37%
17%
Own outright17%
Own (mortgage)22%
Private rent37%
Social rent17%
Shared ownership2%
Rent free5%

Ethnicity

45%
15%
White British45%
White Other15%
Asian10%
Black11%
Mixed12%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine16%
No car household55%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent37%
Social rent17%

vs. London

Income vs London+11.0%
Price vs London+400.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
82
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
100%
Borough approval rate
91%
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)
50
Largest scheme
164 homes · 240 AND 252, 240 AND 252, CAMBERWELL ROAD, SE5 0DP
Pipeline pressure
NONE

Named schemes (500m)

ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5100 homes
completed
Former Mary Datchelor School Building, 17, Former Mary Datchelor School Building, 17, Grove Lane, SE5 8RD90 homes
completed
FORMER CHURCH, FORMER CHURCH, WREN ROAD, SE530 homes
completed
67, 67, Crawford Road, SE5 9NF23 homes
completed
ST GILES TOWER, ST GILES TOWER, HAVIL STREET, SE518 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.9%
Ward turnout
44%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Rachael Mary Anne PennyGreen
Callum FowlerGreen
Andy HigsonGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£2,600,000)

£223,250

Standard buyer

£223,250

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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The bottom line

SE5 8AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £2,600,000 median — a strong choice for Families.

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Compare Southwark with nearby boroughs:

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections9 May
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
companies house18 Apr
housing pipeline18 Apr
population density18 Apr

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