Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46403, -0.08648

SE5 8BS— Champion Hill, Southwark

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

The family fortress

 

Schools 100%Safety 80/100Transport 57/100Yield 4.22%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
80
Schools
60
Transport
57
Environment
56
Investment
65

The bottom line

SE5 8BS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE5 8BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for SE5 8BS

🛡️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 8BS 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 · 8 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.2 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences24%
Theft19%
Other15%
Anti-social behaviour12%
Robbery11%
Vehicle crime10%
Drug offences4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.2km

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area177.6 m²

EPC breakdown

C
2%
D
7%
E
3%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 32%Detached 26%Flat 37%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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£444,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+5.9%

Total change

+320%

Market Activity

Price Velocity & Acceleration

Current Velocity

+381.0%

per year

Acceleration

+446.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Detached27.8%
Semi-detached33.3%
Flat/maisonette38.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£537k£158k-70.7%1
Post-dot-com plateau2002–2004£235k£398k+69.1%2.5
GFC & correction2012–2012£900k£900k+0%1
Help-to-Buy recovery2014–2016£1.54m£1.35m-12.5%2
Pandemic surge2021–2021£469k£469k+0%2
Rate-rise correction2022–2022£2.25m£2.25m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
3.8%
District
5.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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

Nearby stations

Denmark Hill Rail StationThameslink · Southeastern
6 min walk
Denmark HillNational Rail
6 min walk
Peckham Rye Rail StationSoutheastern · Windrush
17 min walk
Brixton Underground StationVictoria
25 min walk
Queens Road Peckham Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

40

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.4 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

35

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)11
Nearest car park241m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Disabled· no
271m

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: 3.2 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Croham Hurst SSSI — 12.5 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

9 min walk

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 685 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 529 m
17 tennis courts3 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)

1.1km

Post office

Nearby shops

Tesco Express401 m
Payless Food & Wine463 m
M&S Simply Food671 m
Spring Social Supermarket814 m

Nearby cafes

Starbucks239 m
Cafe Hope448 m
FCB487 m
SAPHI517 m

Nearby restaurants

Morley's429 m
Tapete464 m
French Tacos472 m
Domino's480 m

Nearby pubs

The Fox on the Hill246 m
George Canning449 m
The Phoenix496 m
The Cherry Tree586 m

Nearby gyms

Bodylift434 m
HS Fitness Studio609 m
Temple Bowling Club673 m
Herne Hill Lifestyle Centre811 m

Nearby pharmacies

V E Lettsom Pharmacy818 m

Nearby health

Denmark Hill Dental Surgery309 m
Maudsley Hospital616 m
Denmark Hill Smiles641 m
Tessa Jowell Health Centre670 m
Food hygiene (5-star)75% of 36

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

133 HEMINGFORD ROAD (MANAGEMENT) LIMITED

Investment

Investment grade, yield and market outlook

65

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 score16/100
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

42.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,628m
Crossrail 2 route5,155m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,531 nationally

1,345

Est. population

13,529/km²

65%

Employed

52%

Degree educated

£46,100

Median income

8.4%

Claimant rate

Urban coreHigh densityMixed

40

Community stability

Age profile

28%
26%
24%
15%
Under 1828%
18–3426%
35–4924%
50–6415%
65+7%

Tenure

18%
17%
54%
Own outright9%
Own (mortgage)18%
Private rent17%
Social rent54%
Shared ownership2%
Rent free0%

Ethnicity

25%
42%
White British25%
White Other10%
Asian10%
Black42%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine21%
No car household56%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent54%
Private rent17%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
15
Local approval rate
92%
Borough approval rate
89%
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)
8
Largest scheme
151 homes · LAND AT FORMER ST.FRANCIS HOSPITAL, LAND AT FORMER ST.FRANCIS HOSPITAL, ST FRANCIS ROAD, SE22
Pipeline pressure
NONE

Named schemes (500m)

201-211, 201-211, CAMBERWELL GROVE, SE535 homes
completed
44, 44, Wanley Road, SE5 8AT20 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
3-4, 3-4, DOG KENNEL HILL, LONDON, SE22 8A10 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 8BS

Full postcodeSE5 8BS
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.464026
Longitude-0.086483
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