Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46164, -0.09102

SE5 8EP— Champion Hill, Southwark

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

The family fortress

 

Schools 83%Safety 82/100Transport 45/100Yield 4.22%

Best for: Families

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Strong for families — high safety and school scores

Liveability
60
Safety
82
Schools
100
Transport
45
Environment
58
Investment
57

The bottom line

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

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Location

SE5 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SE5 8EP

🛡️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 8EP 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 · 5 min walk

KS2: 107.8

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 7 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.8 incidents per 1,000 residents

Better than 59% of London
→ Stable

-50% vs borough

Crime by type

Anti-social behaviour20%
Theft20%
Violence & sexual offences20%
Other13%
Vehicle crime8%
Burglary8%
Drug offences6%
Robbery6%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.6km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area65.9 m²

EPC breakdown

C
11%
D
4%

Based on 15 properties · Confidence: medium

Street mix

Flat 100%

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£164,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,336
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+5.1%

Total change

+217%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-51.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£112k£112k+0%1
Pre-crash peak2006–2007£147k£194k+32%1
GFC & correction2008–2012£207k£110k-46.9%1
Help-to-Buy recovery2013–2016£211k£325k+54.4%1.3
Pandemic surge2020–2021£293k£240k-17.9%1.5
Rate-rise correction2023–2023£360k£360k+0%1
Current market2024–2024£355k£355k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
4.8%
District
6.2%

CAGR over 7yr 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 Velocity75
Trend Position40

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

Nearby stations

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

39

Walkability score

135

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

17

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)11
Nearest car park259m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
Disabled· no
497m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 12.2 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

9 min walk

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 744 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

1

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fox on the Hill (403 m)

Nearest supermarketM&S Food · 767 m
19 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

661m

Post office

Nearby shops

Tesco Express568 m
Payless Food & Wine730 m
M&S Simply Food740 m
Co-op Food865 m

Nearby cafes

Carnegie Cafe407 m
Starbucks449 m
Ruskin Park Cafe589 m
Cafe Hope656 m

Nearby restaurants

Herne Hill Fish Bar640 m
Morley's688 m
Domino's725 m
Tapete799 m

Nearby pubs

The Fox on the Hill403 m
The Cambria586 m
The Phoenix716 m
George Canning791 m

Nearby gyms

Temple Bowling Club270 m
Herne Hill Lifestyle Centre420 m
Bodylift692 m
JAGS Sports Club718 m

Nearby health

Denmark Hill Smiles231 m
Denmark Hill Dental Surgery235 m
Tessa Jowell Health Centre774 m
King's College Hospital778 m
Food hygiene (5-star)81% of 37

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Registered businesses

AGORA MARKET TRADING LTD
ESTHERA LTD
KRAFTHAVEN LIMITED
TIE THE KNOT CREATIONS LTD

Investment

Investment grade, yield and market outlook

57

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.7

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,018m
Crossrail 2 route4,999m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,188 nationally

1,643

Est. population

23,984/km²

66%

Employed

45%

Degree educated

£46,100

Median income

6.7%

Claimant rate

Inner cityVery high densityMixed

38

Community stability

Age profile

23%
27%
20%
22%
Under 1823%
18–3427%
35–4920%
50–6422%
65+8%

Tenure

16%
20%
57%
Own outright6%
Own (mortgage)16%
Private rent20%
Social rent57%
Shared ownership1%
Rent free0%

Ethnicity

22%
43%
White British22%
White Other8%
Asian10%
Black43%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine28%
No car household62%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent57%
Private rent20%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
10
Local approval rate
86%
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)
0
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
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 8EP

Full postcodeSE5 8EP
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.461636
Longitude-0.091017
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