St Giles · Southwark · Peckham constituency · 51.46888, -0.08874
SE5 8BB— St Giles, Southwark Location and area intelligence for SE5 8BB, St Giles, Southwark The family fortress
Top 5% London Schools 100% Safety 96/100 Transport 64/100 Yield 4.60% ⚠ Knotweed sites nearby
Best for: Families, Investors
Exceptional for families — top safety and school scores
SE5 8BB 79 Liveability 96 Safety 64 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Moderate Investors Yield, gentrification, liquidity, pipeline Match: Strong First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for SE5 8BB Full postcode SE5 8BB
Postcode district SE5
Borough London Borough of Southwark
Ward St Giles
Latitude 51.468883
Longitude -0.088742
Parliamentary constituency Peckham
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Urban core
High Young professionals
Excellent Neutral Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for SE5 8BB
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🚇 Hyper-Connected 🎓 School Smart 🌳 Good Parks 🔒 Very Safe 🍕 Buzzing
“The family fortress”
Schools 18 Apr Nearest schools and Ofsted ratings
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 · 11 min walk
P8: +1.24 A8: 58.1
100% of local schools rated Good or Outstanding
Childcare
Childcare
The Grove Nursery School
Not inspected · 17 min walk
5 primaries · 1 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
3.8 incidents per 1,000 residents
↓ Falling 36.4% -82% vs borough
Crime by type
Violence & sexual offences 0%
Crime is 94% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 3 properties · Confidence: low
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 857 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Rebuild cost estimate £665,750
Rebuild cost per m² £2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era NO DATA!
Walls Average thermal transmittance 0.23 W/m?K
Roof Average thermal transmittance 0.12 W/m?K
Heating fuel Electricity: electricity, unspecified tariff
Glazing Fully double glazed
Council tax band Band C Annual charge £1,527
Price growth potential Low
Transport 1 May Public transport accessibility and links
🚂 Denmark Hill → Victoria · 4 tph
10 min Nearby stations
🚇 Denmark Hill Rail Station Thameslink · Southeastern
1 min walk 🚂 Denmark Hill National Rail
1 min walk 🚇 Peckham Rye Rail Station Southeastern · Thameslink
17 min walk 🚇 Brixton Underground Station Victoria
24 min walk 🚇 Oval Underground Station Northern
27 min walk 🚌 3 bus routes · 7 stops within 400m · 60 buses/hr peak
Central London commute times
▎ 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
Total spaces (800m) 4
Nearest car park 218m
Santander docks (800m) 0
Nearest cycle dock 1.0 km
Connectivity Broadband and mobile coverage
Mobile operators
EE O2 Vodafone Three
Avg download speed 395 Mbps
Median download 405 Mbps
Superfast coverage 85%
All operators 5G 96%
Broadband providers
BT Sky TalkTalk Vodafone Virgin Media
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 2.6 km away ✗ Not Green Belt ✗ Not AONB 26% green space Tree canopy: 22%
Nearest SSSI: Walthamstow Marshes SSSI — 11.6 km
Energy
Solar: 857 kWh/kWp/yr Heat pump: Suitable EPC 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
Climate Local weather conditions and energy potential
Solar yield 856.7 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Source: Met Office UK Climate Averages 1991-2020
Health GP, dental and hospital access
KINGS BOWEL CANCER SCREENING CENTRE
DENMARK HILL, SE5 9RS
5 min walk
Nearest A&E KING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 371 m
A&E 4hr targetNHS target: 95% · London avg: ~68% 59.4%
Amenities Shops, restaurants, parks and more
Nearest supermarket The Pantry · 519 m
9 tennis courts 2 sports halls
Nearby shops
Tesco Express 264 m
Costcutter 350 m
M&S Simply Food 352 m
Dadinho Distributions 361 m
Nearby cafes
SAPHI 94 m
ORTUS Cafe 100 m
FCB 118 m
Cafe Hope 171 m
Nearby restaurants
Restaurant 149 m
French Tacos 176 m
Tapete 184 m
Different Taste 353 m
Nearby pubs
The Phoenix 116 m
George Canning 204 m
Grove House Tavern 363 m
The Fox on the Hill 420 m
Nearby gyms
Butterfly Tennis Club 386 m
Zen Yoga 398 m
The Gym Group 524 m
Camberwell Leisure Centre 670 m
Nearby pharmacies
V E Lettsom Pharmacy 497 m
Butterfly Pharmacy 556 m
Fourways Pharmacy 586 m
Day Lewis Pharmacy 601 m
Nearby health
Maudsley Hospital 107 m
Dental Hospital 277 m
King's College Hospital Emergency Department 282 m
King's College Hospital 345 m
Food hygiene (5-star) 62% of 138
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 444
High street
A High street health
Registered businesses
10 WINDSOR WALK COMMUNITY INTEREST COMPANY
ACSION LTD
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent £1,820 London avg: £1,950/mo
Gross yield 4.60% (good) London avg: 3.8% Gentrification score 29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 444
Rental market
Young professional Tenant profile
Future outlook
Infrastructure pipeline
Infrastructure score 16/100
Bakerloo Extension route 2,237m
Crossrail 2 route 4,765m
Demographics 22 Apr Population, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 13,843 nationally
2,043
Est. population
10,739/km²
Urban core High density Young professionals
Employment & lifestyle
Managerial / professional 51%
Routine / semi-routine 16%
No car household 55%
Unemployed 4%
No qualifications 10%
Housing tenure (Census 2021)
Planning Conservation areas and development
Listed buildings (800m) 91
Live planning apps (800m) 15
Major developments (800m) 0
Planning apps (12 months) 9
Planning apps (3 years) 12
CIL rate (residential) £200/m²
Japanese knotweed sites (400m) 2
Housing pipeline (800m)
Largest scheme 100 homes · ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5
Named schemes (500m)
ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5 100 homes
completed Former Mary Datchelor School Building, 17, Former Mary Datchelor School Building, 17, Grove Lane, SE5 8RD 90 homes
completed ST GILES TOWER, ST GILES TOWER, HAVIL STREET, SE5 18 homes
completed FORMER TEXACO GARAGE ADJACENT TO, 123, FORMER TEXACO GARAGE ADJACENT TO, 123, DENMARK HILL, SE5 13 homes
completed 30-32, 30-32, DE CRESPIGNY PARK, SE5 12 homes
completed
Politics Local councillors and MP
MP Miatta Fahnbulleh (Labour (Co-op))
Councillors
Rachael Mary Anne Penny Green
Callum Fowler Green
Andy Higson Green
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The bottom line
SE5 8BB 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.
Check your dealbreakers
Toggle the things that matter to you — see how SE5 8BB scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
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Compare Southwark with nearby boroughs:
Frequently asked questions What borough is SE5 8BB in? How good is transport in SE5 8BB? What are the schools like near SE5 8BB? What is the liveability score for SE5 8BB?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
epc 18 Apr
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
stats19 9 Jun
streets 18 Apr
planning 1 Jun
amenities 4 May
broadband 18 Apr
buildings 18 Apr
bus stops 4 May
elections 9 May
ethnicity 7 Jun
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 9 May
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rail services 21 Apr
rental market 2 Jun
claimant count 18 Apr
water provider 9 Jun
companies house 18 Apr
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics