Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.45999, -0.09006

SE5 8ET— Champion Hill, Southwark

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

The family fortress

 

Schools 86%Safety 82/100Transport 46/100Yield 6.24%

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
82
Schools
100
Transport
46
Environment
58
Investment
59

The bottom line

SE5 8ET offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £350,000 median — a strong choice for Families.

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Location

SE5 8ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income+9.8% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SE5 8ET

🛡️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 8ET 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 · 3 min walk

KS2: 107.8

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 5 min walk

P8: +0.84A8: 63.8

100% of local schools rated Good or Outstanding · based on 18 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.8km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

-60.0%

This year

Semi-detached

Dominant type

Price history

5-year change
-51.4%
Sales (24 months)5
New build0.0%
Avg semi-detached£875,000
Avg flat£307,500
Price per m²£4,834/m²
Price per ft²£449/ft²
Avg floor area75.9 m²

EPC breakdown

C
4%
D
10%
E
3%

Based on 17 properties · Confidence: medium

Street mix

Semi 36%Terraced 36%Flat 29%

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

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.6×

Price-to-income

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,750
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
WallsSolid brick, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+4.3%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.9%

per year

Acceleration

-70.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached35.7%
Terraced35.7%
Flat/maisonette28.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£123k£250k+103.3%1.5
Pre-crash peak2005–2007£210k£316k+50.3%1.5
GFC & correction2009–2009£265k£265k+0%1
Brexit uncertainty2019–2019£720k£720k+0%1
Rate-rise correction2022–2022£825k£825k+0%1
Current market2024–2025£875k£308k-64.9%2.5

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
20.2 min walk
North Dulwich→ London Bridge· 4 tph
15 min

Nearby stations

North DulwichNational Rail
8 min walk
Denmark Hill Rail StationThameslink · Southeastern
11 min walk
Brixton Underground StationVictoria
22 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
23 min walk
Stockwell Underground StationNorthern · Victoria
33 min walk
No bus stops within 400m

28

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

1.1 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

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)11
Nearest car park223m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
Disabled· no
492m

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: 3.4 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Croham Hurst SSSI — 12.0 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

12 min walk

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 938 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fox on the Hill (573 m)

Nearest supermarketM&S Food · 722 m
19 tennis courts1 swimming pools3 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)

569m

Post office

Nearby shops

Payless Food & Wine703 m
Tesco Express749 m
M&S Simply Food933 m
Taylor's Grocery1.0 km

Nearby cafes

Starbucks452 m
Carnegie Cafe473 m
Piece of Cake720 m
Nido725 m

Nearby restaurants

Herne Hill Fish Bar548 m
Morley's662 m
Domino's688 m
Il Mirto709 m

Nearby pubs

The Fox on the Hill573 m
The Cambria750 m
The Phoenix893 m
George Canning938 m

Nearby gyms

Temple Bowling Club330 m
Herne Hill Lifestyle Centre482 m
JAGS Sports Club524 m
North Dulwich Lawn Tennis Club641 m

Nearby pharmacies

Rumsey Pharmacy1.1 km

Nearby health

Denmark Hill Smiles217 m
Denmark Hill Dental Surgery422 m
Tessa Jowell Health Centre667 m
Herne Hill Group Practice803 m
Food hygiene (5-star)71% of 21

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

A

High street health

Registered businesses

CROSSTHWAITE MARKETING LIMITED

Investment

Investment grade, yield and market outlook

59

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
6.2% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score4/100
Bakerloo Extension route3,141m
Crossrail 2 route5,143m

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%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
20
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
10
Local approval rate
83%
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)
3
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)

44, 44, Wanley Road, SE5 8AT20 homes
completed
26, Deepdene Road, SE5 8EG9 homes
completed
62, 62, RED POST HILL, LONDON, SE24 9JQ9 homes
completed
181, 181, Denmark Hill, SE5 8DX7 homes
completed
34, 34, Acland Crescent, SE5 8EQ2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE5 8ET

Full postcodeSE5 8ET
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.459993
Longitude-0.090064
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