Champion Hill · Southwark · Peckham constituency · 51.46645, -0.08298

SE5 8JU— Champion Hill, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 47/100Low yield 3.04%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
84
Schools
60
Transport
47
Environment
47
Investment
53

The bottom line

SE5 8JU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £718,750 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE5 8JU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+38.2% vs London avg
vs London income+11.0% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for SE5 8JU

🛡️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🔒 Very Safe

“The practical family move”

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How SE5 8JU 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 · 10 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 23 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

43.9 incidents per 1,000 residents

Better than 68% of London
→ Stable

-60% vs borough

Crime by type

Other26%
Theft15%
Vehicle crime15%
Violence & sexual offences15%
Anti-social behaviour11%
Drug offences11%
Burglary7%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Peckham Fire Station · 897m

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

£718,750

Median sale price

Above London median by 38%

£718,750 is 38% above the London median (£520,000)

-26.0%

This year

Flat

Dominant type

Price history

5-year change
+12.7%
Sales (24 months)8
New build0.0%
Avg flat£718,750
Price per m²£8,067/m²
Price per ft²£749/ft²
Avg floor area91.6 m²

EPC breakdown

C
25%
D
16%
E
8%
F
1%
G
1%

Based on 51 properties · Confidence: high

Street mix

Semi 4%Terraced 2%Flat 94%Other 1%

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£23,438
First-time buyerFTB
£23,438
Additional propertyBTL/2nd
£45,000

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

15.4×

Price-to-income

£3,596/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£229,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.2%

Total change

+774%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.3%

per year

Acceleration

-46.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 133 sales

Property Type Mix

Total: 133 sales

Semi-detached3.8%
Terraced1.5%
Flat/maisonette94.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£147k+75.4%7.7
Post-dot-com plateau2001–2004£233k£276k+18.6%4.5
Pre-crash peak2005–2006£250k£290k+16%6
GFC & correction2008–2012£393k£368k-6.5%2.4
Help-to-Buy recovery2013–2016£1.24m£1.77m+42.8%3.8
Brexit uncertainty2017–2019£655k£699k+6.7%4.3
Pandemic surge2021–2021£638k£638k+0%4
Rate-rise correction2022–2022£763k£763k+0%4
Current market2024–2026£620k£730k+17.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.9%
District
6.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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

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

42

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

1.3 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

43

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)4
Nearest car park233m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Disabled· no
478m

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: 3.1 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

6

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 781 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketM&S Food · 584 m
4 tennis courts1 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

1

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Spring Social Supermarket494 m
Payless Food & Wine509 m
Nisa Local509 m
Tesco Express510 m

Nearby cafes

Dudleys449 m
ORTUS Cafe469 m
Starbucks484 m
Cafe Hope486 m

Nearby restaurants

Tapete303 m
French Tacos313 m
Morley's502 m
Nandine504 m

Nearby pubs

George Canning282 m
The Fox on the Hill479 m
The Phoenix496 m
The Cherry Tree609 m

Nearby gyms

Bodylift506 m
HS Fitness Studio621 m
Gaia Pilates760 m
Butterfly Tennis Club760 m

Nearby pharmacies

V E Lettsom Pharmacy499 m

Nearby health

Maudsley Hospital582 m
Denmark Hill Dental Surgery628 m
King's College Hospital Emergency Department729 m
Dental Hospital738 m
Food hygiene (5-star)80% of 49

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

195 CAMBERWELL GROVE MANAGEMENT COMPANY LIMITED
197 CAMBERWELL GROVE LIMITED
EXPERENSITE LTD
NOFLIES LIMITED

Investment

Investment grade, yield and market outlook

53

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
3.0% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

74

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,273m
Crossrail 2 route5,245m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,542 nationally

1,389

Est. population

12,052/km²

74%

Employed

75%

Degree educated

£46,600

Median income

3.8%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

16%
33%
23%
17%
Under 1816%
18–3433%
35–4923%
50–6417%
65+10%

Tenure

20%
32%
35%
Own outright20%
Own (mortgage)32%
Private rent35%
Social rent12%
Shared ownership1%

Ethnicity

55%
18%
White British55%
White Other18%
Asian6%
Black11%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine8%
No car household46%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent35%
Social rent12%

vs. London

Income vs London+11.0%
Price vs London+38.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
59
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
30
Local approval rate
91%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

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
Fearnley House , Lettsom Estate, Fearnley House , Lettsom Estate, Vestry Road, SE5 8JW17 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
18,789
Constituency
Dulwich and West Norwood

Councillors

Sarah KingLabour
Bill WilliamsLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£718,750)

£23,438

Standard buyer

£23,438

First-time buyer

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 8JU

Full postcodeSE5 8JU
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.466451
Longitude-0.082984
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