Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46538, -0.08801

SE5 8BA— Champion Hill, Southwark

Location and area intelligence for SE5 8BA, Champion Hill, Southwark

High-connectivity investment target

 

Schools 86%Safety 72/100Transport 59/100Yield 4.22%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
68
Safety
72
Schools
100
Transport
59
Environment
55
Investment
67

The bottom line

SE5 8BA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

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Location

SE5 8BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for SE5 8BA

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How SE5 8BA 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 · 7 min walk

KS2: 105.9

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 13 min walk

P8: +0.84A8: 63.8

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

117.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+8% vs borough

Crime by type

Other31%
Theft22%
Violence & sexual offences17%
Anti-social behaviour14%
Vehicle crime6%
Burglary5%
Robbery3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.2km

Crime is +81% above London average

Property

Prices, sales volume and market trends

Avg floor area119.2 m²

EPC breakdown

C
11%
D
4%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 22%Terraced 78%

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£298,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+8.5%

Total change

+804%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-8.43

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached21.7%
Terraced78.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£100k£170k+70.8%1.4
Post-dot-com plateau2002–2003£240k£335k+39.6%1.5
Pre-crash peak2005–2007£290k£411k+41.8%1.7
GFC & correction2011–2012£549k£565k+2.9%1.5
Help-to-Buy recovery2014–2016£650k£800k+23.1%1
Brexit uncertainty2018–2018£830k£830k+0%1
Pandemic surge2021–2021£900k£900k+0%1
Rate-rise correction2023–2023£900k£900k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
6.4%
District
7.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
22 min walk
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
17 min walk
Brixton Underground StationVictoria
24 min walk
Queens Road Peckham Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

40

Walkability score

187

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge35 min ≈
Victoria ★33 min
Waterloo40 min ↑
Canary Wharf41 min ↓
City44 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

40

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)11
Nearest car park81m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
Disabled· no
455m
🅿️
The Haven Parking
642m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed97 Mbps
Median download159 Mbps
Superfast coverage96%
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: 3.0 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.9 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

6 min walk

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 508 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

3

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

1

Convenience

Nearest supermarketThe Pantry · 910 m
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express219 m
M&S Simply Food493 m
Payless Food & Wine632 m
Costcutter668 m

Nearby cafes

Cafe Hope264 m
FCB306 m
SAPHI337 m
Costa416 m

Nearby restaurants

Tapete334 m
French Tacos340 m
Restaurant487 m
Morley's601 m

Nearby pubs

The Fox on the Hill110 m
The Phoenix315 m
George Canning325 m
The Sun of Camberwell700 m

Nearby gyms

Bodylift607 m
Temple Bowling Club690 m
Butterfly Tennis Club776 m
HS Fitness Studio777 m

Nearby pharmacies

V E Lettsom Pharmacy730 m
Butterfly Pharmacy928 m
Fourways Pharmacy955 m
Day Lewis Pharmacy992 m

Nearby health

Denmark Hill Dental Surgery271 m
Maudsley Hospital436 m
King's College Hospital Emergency Department502 m
King's College Hospital518 m
Food hygiene (5-star)84% of 43

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

E

High street health

Registered businesses

B.I.L. TECHNICAL SERVICES LIMITED
BEAULIEU CLOSE RESIDENTS ASSOCIATION LIMITED
HYC PROPERTY LIMITED
INTUITION IT LIMITED
PHIL GLOBAL LTD

+1 more

Investment

Investment grade, yield and market outlook

67

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 score20/100
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

56.9

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,553m
Crossrail 2 route4,991m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,073 nationally

1,285

Est. population

11,706/km²

72%

Employed

73%

Degree educated

£46,100

Median income

2.4%

Claimant rate

Urban coreHigh densityYoung professionals

51

Community stability

Age profile

17%
30%
25%
16%
Under 1817%
18–3430%
35–4925%
50–6416%
65+13%

Tenure

28%
37%
22%
Own outright28%
Own (mortgage)37%
Private rent22%
Social rent13%
Shared ownership0%

Ethnicity

55%
18%
White British55%
White Other18%
Asian10%
Black9%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine11%
No car household49%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent22%
Social rent13%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
70
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
17
Local approval rate
96%
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)
8
Largest scheme
100 homes · ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5
Pipeline pressure
NONE

Named schemes (500m)

44, 44, Wanley Road, SE5 8AT20 homes
completed
FORMER TEXACO GARAGE ADJACENT TO, 123, FORMER TEXACO GARAGE ADJACENT TO, 123, DENMARK HILL, SE513 homes
completed
153-155, 153-155, Grove Lane, SE5 8BG9 homes
completed
Land rear of 93, Land rear of 93, Grove Lane, SE15 4EH8 homes
completed
3-4, 3-4, DOG KENNEL HILL, SE22 8AA8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
44%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Sarah KingLabour
Bill WilliamsLabour

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Key facts for SE5 8BA

Full postcodeSE5 8BA
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.465382
Longitude-0.088010
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