Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46702, -0.08617

SE5 8BJ— Champion Hill, Southwark

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
72
Schools
60
Transport
60
Environment
51
Investment
52

The bottom line

SE5 8BJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 8BJ

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 8BJ

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

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“High-connectivity investment target”

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How SE5 8BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Grove Primary School

Not yet inspected · 4 min walk

KS2: 106.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 12 min walk

P8: +0.27A8: 53.0

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 · 19 min walk

7 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Peckham Fire Station · 952m

Crime is +81% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE5 district median

£517,500

Based on 265 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,391/m²
Price per ft²£501/ft²
Avg floor area89.3 m²

EPC breakdown

C
2%
D
1%
E
1%

Based on 4 properties · Confidence: low

Street mix

Semi 21%Terraced 16%Flat 58%Other 5%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£223,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.6%

Total change

+685%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.0%

per year

Acceleration

+40.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached22.2%
Terraced16.7%
Flat/maisonette61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£128k+96.9%2
Post-dot-com plateau2001–2004£321k£171k-46.8%2
Pre-crash peak2007–2007£325k£325k+0%2
GFC & correction2008–2012£850k£855k+0.6%1.5
Brexit uncertainty2018–2018£510k£510k+0%1
Rate-rise correction2023–2023£418k£418k+0%1
Current market2024–2024£510k£510k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
12.8%
District
13.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position100

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
24 min walk
Denmark Hill→ Victoria· 4 tph
10 min

Nearby stations

Denmark Hill Rail StationThameslink · Southeastern
3 min walk
Denmark HillNational Rail
3 min walk
Peckham Rye Rail StationSoutheastern · Windrush
15 min walk
Brixton Underground StationVictoria
26 min walk
Queens Road Peckham Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

40

Walkability score

152

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

50

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)4
Nearest car park97m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
Disabled· no
560m
🅿️
The Haven Parking
620m

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: 2.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.7 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

ST GILES SURGERY

40 ST. GILES ROAD, CAMBERWELL, SE5 7RF

11 min walk

89%

Recommend GP

89%

Overall GP experience

8

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 551 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

11

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketThe Pantry · 746 m
9 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express290 m
Spring Social Supermarket503 m
Nisa Local514 m
M&S Simply Food532 m

Nearby cafes

Cafe Hope256 m
FCB257 m
SAPHI275 m
ORTUS Cafe293 m

Nearby restaurants

Tapete131 m
French Tacos140 m
Restaurant413 m
Nandine511 m

Nearby pubs

George Canning115 m
The Phoenix267 m
The Fox on the Hill315 m
Grove House Tavern584 m

Nearby gyms

Butterfly Tennis Club614 m
Zen Yoga621 m
Bodylift656 m
The Gym Group797 m

Nearby pharmacies

V E Lettsom Pharmacy507 m
Butterfly Pharmacy827 m
Day Lewis Pharmacy857 m
Fourways Pharmacy858 m

Nearby health

Maudsley Hospital362 m
Denmark Hill Dental Surgery491 m
King's College Hospital Emergency Department499 m
Dental Hospital511 m
Food hygiene (5-star)74% of 57

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

MAY RAHMANI LIMITED

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

4/100

Velocity score

Future outlook

68.9

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,330m
Crossrail 2 route5,019m

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
Yes
Article 4 area
No
Listed buildings (800m)
79
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
23
Local approval rate
94%
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)
12
Largest scheme
100 homes · ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5
Pipeline pressure
NONE

Named schemes (500m)

201-211, 201-211, CAMBERWELL GROVE, SE535 homes
completed
Land Adjoining 6 Dog Kennel Hill London SE22 8AA, SE22 8AA19 homes
completed
Land At Dog Kennel Hill School Dog Kennel Hill London SE22 8AB, SE22 8AB15 homes
completed
FORMER TEXACO GARAGE ADJACENT TO, 123, FORMER TEXACO GARAGE ADJACENT TO, 123, DENMARK HILL, SE513 homes
completed
30-32, 30-32, DE CRESPIGNY PARK, SE512 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 8BJ

Full postcodeSE5 8BJ
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.467025
Longitude-0.086170
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