Herne Hill & Loughborough Junction · Lambeth · Dulwich and West Norwood constituency · 51.46263, -0.09154

SE5 8EE— Herne Hill & Loughborough Junction, Lambeth

Location and area intelligence for SE5 8EE, Herne Hill & Loughborough Junction, Lambeth

The family fortress

 

Schools 83%Safety 81/100Transport 47/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
64
Safety
81
Schools
100
Transport
47
Environment
55
Investment
45

The bottom line

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

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Location

SE5 8EE

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+15.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE5 8EE

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

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Postcode Personality

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

“The family fortress”

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How SE5 8EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bessemer Grange Primary School

Not yet inspected · 7 min walk

KS2: 107.8

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 9 min walk

P8: +0.84A8: 63.8

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Effra Nursery School and Children's Centre

Good · 17 min walk

5 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-23% vs borough

Crime by type

Other33%
Theft18%
Vehicle crime17%
Violence & sexual offences16%
Anti-social behaviour7%
Burglary7%
Robbery3%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.6km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£3,004/m²
Price per ft²£279/ft²
Avg floor area110.7 m²

EPC breakdown

C
5%
D
16%
E
8%
F
3%

Based on 32 properties · Confidence: high

Street mix

Semi 8%Detached 26%Flat 66%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/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£276,750
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 EAnnual charge £2,259
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+4.1%

Total change

+220%

Market Activity

Price Velocity & Acceleration

Current Velocity

+120.0%

per year

Acceleration

+185.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 60 sales

Property Type Mix

Total: 60 sales

Detached26.7%
Semi-detached8.3%
Flat/maisonette65%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£141k£95k-32.6%3.2
Post-dot-com plateau2001–2004£226k£520k+130.6%2.5
Pre-crash peak2005–2007£200k£230k+15%5
GFC & correction2008–2012£165k£254k+53.8%2
Help-to-Buy recovery2013–2015£295k£1.44m+389.4%2
Brexit uncertainty2017–2019£295k£235k-20.3%1
Pandemic surge2020–2020£1.07m£1.07m+0%3
Rate-rise correction2022–2023£1.25m£600k-52%1
Current market2025–2026£205k£451k+120%1

Price Trajectory by Type

DetachedSemi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.3% alpha

Weakest performer

Detached

-1.7% alpha

Flat/maisonette+3.3% α
Local
11%
District
7.7%
Semi-detached-0.5% α
Local
10.3%
District
10.8%
Detached-1.7% α
Local
6.8%
District
8.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Brixton Underground StationVictoria line
18.7 min walk
Denmark Hill→ Victoria· 4 tph
10 min

Nearby stations

Denmark Hill Rail StationThameslink · Southeastern
8 min walk
Denmark HillNational Rail
8 min walk
Brixton Underground StationVictoria
20 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
22 min walk
Stockwell Underground StationNorthern · Victoria
30 min walk
No bus stops within 400m

36

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria32 min ↓
Waterloo ★31 min
Canary Wharf41 min ↓
City36 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

19

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)29
Nearest car park291m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
Disabled· no
532m

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed449 Mbps
Median download428 Mbps
Superfast coverage100%
All operators 5G92%

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: 3.1 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 12.3 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): 3

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

8 min walk

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 629 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

1

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketLidl · 1.1 km
15 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

0

Libraries (1km)

1

Cinemas (2km)

738m

Post office

Nearby shops

Tesco Express464 m
M&S Simply Food624 m
Breadbread741 m
Co-op Food773 m

Nearby cafes

Carnegie Cafe413 m
Ruskin Park Cafe478 m
Starbucks483 m
Cafe Hope554 m

Nearby restaurants

Herne Hill Fish Bar717 m
Tapete718 m
French Tacos722 m
Morley's725 m

Nearby pubs

The Fox on the Hill312 m
The Cambria501 m
The Phoenix614 m
George Canning712 m

Nearby gyms

Temple Bowling Club298 m
Herne Hill Lifestyle Centre427 m
Bodylift729 m
The Gym Group747 m

Nearby pharmacies

Butterfly Pharmacy1.2 km
Fourways Pharmacy1.2 km

Nearby health

Denmark Hill Dental Surgery133 m
Denmark Hill Smiles307 m
King's College Hospital662 m
King's College Hospital Emergency Department688 m
Food hygiene (5-star)85% of 34

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
288

High street

E

High street health

Registered businesses

ABSENCE COVER LTD
BEECHCROFT CARE LIMITED
OS SOHO LIMITED
PSKD LTD
ROSE HILL HOUSE LIMITED

+2 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,800London 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 transition288
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+5.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.7

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,941m
Crossrail 2 route4,916m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,999 nationally

1,627

Est. population

9,847/km²

71%

Employed

69%

Degree educated

£48,300

Median income

2.6%

Claimant rate

Inner cityHigh densityYoung professionals

53

Community stability

Age profile

23%
22%
22%
21%
Under 1823%
18–3422%
35–4922%
50–6421%
65+13%

Tenure

29%
39%
18%
14%
Own outright29%
Own (mortgage)39%
Private rent18%
Social rent14%
Shared ownership0%

Ethnicity

60%
14%
White British60%
White Other14%
Asian7%
Black8%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine10%
No car household38%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent18%
Social rent14%

vs. London

Income vs London+15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
8
Local approval rate
86%
Borough approval rate
65%
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)
1
Largest scheme
20 homes · 44, 44, Wanley Road, SE5 8AT
Pipeline pressure
NONE

Named schemes (500m)

44, 44, Wanley Road, SE5 8AT20 homes
completed
26, Deepdene Road, SE5 8EG9 homes
completed
181, 181, Denmark Hill, SE5 8DX7 homes
completed
Redholm, 2, Redholm, 2, Champion Hill, SE55 homes
completed
88, 88, Ferndene Road, SE24 0AA4 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.7%
Ward turnout
137%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Ciara AlleyneGreen
Paul ValentineGreen
Alan AndrewsGreen

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Key facts for SE5 8EE

Full postcodeSE5 8EE
Postcode districtSE5
BoroughLondon Borough of Lambeth
WardHerne Hill & Loughborough Junction
Latitude51.462625
Longitude-0.091537
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