Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46177, -0.08928

SE5 8HS— Champion Hill, Southwark

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

The family fortress

 

Schools 86%Safety 76/100Transport 45/100Yield 4.22%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
76
Schools
100
Transport
45
Environment
58
Investment
57

The bottom line

SE5 8HS 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 8HS 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 8HS meets your needs.

Location

SE5 8HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+42.0% vs London avg

Deep-dive guides for SE5 8HS

🛡️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 8HS with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How SE5 8HS 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

The Grove Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

92.2 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

-15% vs borough

Crime by type

Other33%
Violence & sexual offences21%
Theft13%
Vehicle crime13%
Anti-social behaviour11%
Robbery7%
Burglary1%
Drug offences1%

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 +42% above London average

Property

Prices, sales volume and market trends

Avg floor area69.7 m²

EPC breakdown

C
12%
D
2%

Based on 14 properties · Confidence: medium

Street mix

Terraced 5%Flat 90%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£174,250
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,718
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2022 · CAGR

+6.6%

Total change

+308%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

+14.26

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 19 sales

Property Type Mix

Total: 19 sales

Terraced5.3%
Flat/maisonette94.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£98k£98k+0%1
Post-dot-com plateau2004–2004£163k£163k+0%1
GFC & correction2008–2011£163k£198k+21.5%2
Help-to-Buy recovery2013–2016£220k£350k+59.1%1.2
Brexit uncertainty2017–2017£429k£429k+0%2
Pandemic surge2021–2021£385k£385k+0%1
Rate-rise correction2022–2022£400k£400k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.8% alpha

Flat/maisonette+3.8% α
Local
11.4%
District
7.6%

CAGR over 9yr 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 Velocity40
Trend Position75

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
20.6 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
Peckham Rye Rail StationSoutheastern · Windrush
21 min walk
Brixton Underground StationVictoria
22 min walk
Queens Road Peckham Rail StationSouthern · Windrush
32 min walk
No bus stops within 400m

35

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

1.2 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

17

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)11
Nearest car park152m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
Disabled· no
376m

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: 3.3 km away✗ Not Green Belt✗ Not AONB49% 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

10 min walk

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 772 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

2

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

25

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 647 m
19 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

0

Libraries (1km)

1

Cinemas (2km)

747m

Post office

Nearby shops

Tesco Express555 m
Payless Food & Wine609 m
M&S Simply Food765 m
Costcutter1.0 km

Nearby cafes

Starbucks328 m
Carnegie Cafe528 m
Cafe Hope637 m
Ruskin Park Cafe650 m

Nearby restaurants

Morley's567 m
Domino's604 m
Il Mirto654 m
Pret A Manger668 m

Nearby pubs

The Fox on the Hill375 m
The Cambria684 m
The Phoenix695 m
The Cherry Tree713 m

Nearby gyms

Temple Bowling Club389 m
Herne Hill Lifestyle Centre541 m
Bodylift570 m
JAGS Sports Club695 m

Nearby health

Denmark Hill Dental Surgery248 m
Denmark Hill Smiles331 m
Tessa Jowell Health Centre668 m
King's College Hospital801 m
Food hygiene (5-star)72% of 25

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

E

High street health

Registered businesses

ABBYMARKS INTERNATIONAL LTD
BILIKISUADEOLA LIMITED
SIMON SAYS PLAY THERAPY LIMITED

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

40.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,944m
Crossrail 2 route5,099m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,317 nationally

1,627

Est. population

5,300/km²

73%

Employed

60%

Degree educated

£46,100

Median income

5.1%

Claimant rate

Inner cityMedium densityYoung professionals

44

Community stability

Age profile

25%
24%
27%
19%
Under 1825%
18–3424%
35–4927%
50–6419%
65+6%

Tenure

14%
28%
20%
37%
Own outright14%
Own (mortgage)28%
Private rent20%
Social rent37%
Shared ownership0%
Rent free0%

Ethnicity

40%
15%
19%
White British40%
White Other15%
Asian12%
Black19%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine14%
No car household53%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Social rent37%
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)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
81%
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)
2
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
Redholm, 2, Redholm, 2, Champion Hill, SE55 homes
completed
13, Deepdene Road, SE5 8EG2 homes
completed
164, 164, Denmark Hill, SE5 8EE2 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

Live in SE5 8HS? 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 8HS.
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 8HS

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

No spam. Unsubscribe anytime.

Key facts for SE5 8HS

Full postcodeSE5 8HS
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.461770
Longitude-0.089284
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