St Giles · Southwark · Peckham constituency · 51.47019, -0.09200

SE5 8AG— St Giles, Southwark

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

High-connectivity investment target

 

Bottom 25% LondonSchools 75%Safety 74/100Transport 58/100Yield 4.22%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
74
Schools
100
Transport
58
Environment
51
Investment
68

The bottom line

SE5 8AG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE5 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+63.0% vs London avg

Deep-dive guides for SE5 8AG

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

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Postcode Personality

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“High-connectivity investment target”

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How SE5 8AG 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 · 3 min walk

KS2: 105.9

★★★

Secondary

Sacred Heart Catholic School

Outstanding · Inspected Nov 2023 · 8 min walk

P8: +1.24A8: 58.1

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-3% vs borough

Crime by type

Other29%
Violence & sexual offences20%
Theft12%
Anti-social behaviour11%
Vehicle crime10%
Burglary7%
Drug offences7%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.1km

Crime is +63% above London average

Property

Prices, sales volume and market trends

Avg floor area73 m²

EPC breakdown

C
38%
D
15%

Based on 53 properties · Confidence: high

Street mix

Flat 100%

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.8%

Total change

+726%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.6%

per year

Acceleration

-31.15

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£56k£106k+89.3%1.8
Post-dot-com plateau2002–2004£164k£173k+5.8%1.7
Pre-crash peak2005–2005£180k£180k+0%1
GFC & correction2009–2009£233k£233k+0%1
Help-to-Buy recovery2013–2013£310k£310k+0%1
Brexit uncertainty2017–2017£430k£430k+0%1
Pandemic surge2021–2021£463k£463k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Flat/maisonette+1.5% α
Local
8.8%
District
7.3%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

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 · Windrush
20 min walk
Brixton Underground StationVictoria
23 min walk
Oval Underground StationNorthern
24 min walk
No bus stops within 400m

64

Walkability score

213

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★29 min
Waterloo29 min ↓
Canary Wharf44 min ↓
City37 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

46

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)22
Nearest car park86m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Haven Parking
135m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G96%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 36.0 µg/m³ · PM2.5: 18.0 µg/m³
Better than 60% 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 AONB26% green spaceTree canopy: 22%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.5 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): 2

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 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

KINGS BOWEL CANCER SCREENING CENTRE

DENMARK HILL, SE5 9RS

3 min walk

9

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 270 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

49

Restaurants (800m)

31

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

12

Convenience

Nearest supermarketLidl · 297 m
9 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Costcutter82 m
Dadinho Distributions92 m
Tony's Corner Shop105 m
The Bread of Life Bakery167 m

Nearby cafes

Love Walk Cafe94 m
Viet Café109 m
Delly's Caribbean Cuisine114 m
Caffé Pronto153 m

Nearby restaurants

Different Taste85 m
Tasty House88 m
Restaurant124 m
Momotu125 m

Nearby pubs

The Sun of Camberwell196 m
The Joiners Arms252 m
The Phoenix291 m
The Kerfield Arms340 m

Nearby gyms

The Gym Group288 m
Butterfly Tennis Club343 m
Zen Yoga360 m
PureGym507 m

Nearby pharmacies

Butterfly Pharmacy334 m
Fourways Pharmacy358 m
Day Lewis Pharmacy439 m
Kembers & Lawrence513 m

Nearby health

Dental Hospital128 m
Camberwell Sexual Health Centre128 m
Breast Screening138 m
King's College Hospital Emergency Department168 m
Food hygiene (5-star)55% of 184

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)
444

High street

A

High street health

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

53.7

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,220m
Crossrail 2 route4,497m

Demographics

16 Jun

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

3.8%

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
72
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
18
Local approval rate
74%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
52
Largest scheme
108 homes · 116-120, 116-120, Coldharbour Lane, SE5 9PZ
Pipeline pressure
NONE

Named schemes (500m)

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
346, 346, CAMBERWELL NEW ROAD, WARNER ROAD (3), SE515 homes
completed
FORMER TEXACO GARAGE ADJACENT TO, 123, FORMER TEXACO GARAGE ADJACENT TO, 123, DENMARK HILL, SE513 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

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Key facts for SE5 8AG

Full postcodeSE5 8AG
Postcode districtSE5
BoroughLondon Borough of Southwark
WardSt Giles
Latitude51.470186
Longitude-0.091999
Parliamentary constituencyPeckham
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