Champion Hill · Southwark · Peckham constituency · 51.46591, -0.08191

SE5 8DF— Champion Hill, Southwark

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

The practical family move

 

Schools 100%Safety 80/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
80
Schools
60
Transport
48
Environment
47
Investment
49

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how SE5 8DF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE5 8DF meets your needs.

Location

SE5 8DF

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+11.0% vs London avg

Deep-dive guides for SE5 8DF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE5 8DF with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE5 8DF 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 · 1 min walk

KS2: 106.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 9 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.1 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-34% vs borough

Crime by type

Other23%
Anti-social behaviour17%
Violence & sexual offences17%
Vehicle crime15%
Theft13%
Burglary8%
Drug offences4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Peckham Fire Station · 928m

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£3,716/m²
Price per ft²£345/ft²
Avg floor area97.5 m²

EPC breakdown

C
10%
D
26%
E
9%

Based on 45 properties · Confidence: high

Street mix

Terraced 43%Detached 2%Flat 55%

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£243,750
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.5%

Total change

+278%

Market Activity

Price Velocity & Acceleration

Current Velocity

-73.9%

per year

Acceleration

-64.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 83 sales

Property Type Mix

Total: 83 sales

Detached2.4%
Terraced44.6%
Flat/maisonette53%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£112k+21.1%3
Post-dot-com plateau2001–2004£116k£415k+257.8%4.5
Pre-crash peak2005–2007£492k£500k+1.6%2.7
GFC & correction2008–2011£435k£310k-28.7%1.8
Help-to-Buy recovery2013–2016£350k£340k-2.9%3.2
Brexit uncertainty2017–2019£910k£499k-45.2%2.5
Pandemic surge2021–2021£631k£631k+0%2
Rate-rise correction2022–2023£1.49m£1.34m-9.9%4.5
Current market2025–2025£350k£350k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced+0.5% α
Local
9.4%
District
8.9%
Flat/maisonette-0.6% α
Local
6%
District
6.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

East DulwichNational Rail
6 min walk
Denmark Hill Rail StationThameslink · Southeastern
7 min walk
Peckham Rye Rail StationSoutheastern · Windrush
12 min walk
Queens Road Peckham Rail StationWindrush · Southern
24 min walk
Brixton Underground StationVictoria
29 min walk
No bus stops within 400m

38

Walkability score

84

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

33

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)4
Nearest car park328m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Disabled· no
436m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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 AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.8 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): 1

Landslide susceptibility: Low

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

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

11 min walk

5

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 868 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

14

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: George Canning (378 m)

Nearest supermarketM&S Food · 504 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.4km

Post office

Nearby shops

Payless Food & Wine430 m
Spring Social Supermarket553 m
Nisa Local568 m
Tesco Express591 m

Nearby cafes

Dudleys373 m
Starbucks452 m
Golden Yoke534 m
Blackbird Bakery562 m

Nearby restaurants

Tapete398 m
French Tacos408 m
Morley's429 m
Domino's469 m

Nearby pubs

George Canning378 m
The Cherry Tree523 m
The Fox on the Hill537 m
The Phoenix588 m

Nearby gyms

Bodylift432 m
HS Fitness Studio533 m
Gaia Pilates704 m
Butterfly Tennis Club850 m

Nearby pharmacies

V E Lettsom Pharmacy558 m
Day Lewis Pharmacy1.1 km

Nearby health

Denmark Hill Dental Surgery670 m
Maudsley Hospital676 m
Tessa Jowell Health Centre741 m
Kings Dental Clinic920 m
Food hygiene (5-star)76% of 45

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Registered businesses

59 GROVE HILL ROAD LIMITED
BOWL GRABBER LTD
CLONES NOT TWINS LIMITED
RYE LITERARY LTD
SUMMIT SPORTS MANAGEMENT LIMITED

+3 more

Investment

Investment grade, yield and market outlook

49

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

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

17/100

Velocity score

Future outlook

58.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,286m
Crossrail 2 route5,338m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,160 nationally

1,747

Est. population

8,060/km²

76%

Employed

69%

Degree educated

£46,600

Median income

4.2%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

19%
32%
24%
18%
Under 1819%
18–3432%
35–4924%
50–6418%
65+8%

Tenure

17%
28%
28%
25%
Own outright17%
Own (mortgage)28%
Private rent28%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

57%
14%
15%
White British57%
White Other14%
Asian5%
Black15%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household49%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent28%
Social rent25%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
30
Local approval rate
90%
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)
19
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)

Part of East Dulwich Estate, Part of East Dulwich Estate, Dog Kennel Hill, Quorn Road and Pitcheley Road, SE2245 homes
completed
201-211, 201-211, CAMBERWELL GROVE, SE535 homes
completed
SOUTHWARK TEACHERS CENTRE, SOUTHWARK TEACHERS CENTRE, LYNDHURST GROVE, SE520 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

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
44%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Sarah KingLabour
Bill WilliamsLabour

Live in SE5 8DF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE5 8DF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

Similar postcodes

Frequently asked questions

📍 Track SE5 8DF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE5 8DF

Full postcodeSE5 8DF
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.465912
Longitude-0.081912
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