Champion Hill · Southwark · Peckham constituency · 51.46836, -0.08061

SE5 8LF— Champion Hill, Southwark

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

The overachiever's postcode

 

Schools 100%Safety 84/100Transport 44/100Low yield 1.00%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
84
Schools
60
Transport
44
Environment
46
Investment
38

The bottom line

SE5 8LF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £2,175,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE5 8LF

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+318.3% vs London avg
vs London income+11.0% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for SE5 8LF

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

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“The overachiever's postcode”

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How SE5 8LF 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 · 5 min walk

KS2: 106.7

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 8 min walk

P8: +0.29A8: 41.8

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 · 17 min walk

8 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 641m

Crime is 32% 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.

£2,175,000

Median sale price

Top 10% — 318% above London median

£2,175,000 is 318% above the London median (£520,000)

+287.3%

This year

Flat

Dominant type

Price history

5-year change
+27.5%
Sales (24 months)5
New build0.0%
Avg detached£2,182,500
Avg semi-detached£2,175,000
Price per m²£18,622/m²
Price per ft²£1,730/ft²
Avg floor area117.1 m²

EPC breakdown

C
1%
D
20%
E
7%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 37%Terraced 7%Detached 5%Flat 51%

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£172,250
First-time buyerFTB
£172,250
Additional propertyBTL/2nd
£237,500

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

46.7×

Price-to-income

£10,880/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£292,750
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 CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+12.8%

Total change

+3586%

Market Activity

Price Velocity & Acceleration

Current Velocity

+229.1%

per year

Acceleration

+290.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 41 sales

Property Type Mix

Total: 41 sales

Detached4.9%
Semi-detached36.6%
Terraced7.3%
Flat/maisonette51.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£299k+406.4%1.7
Post-dot-com plateau2001–2004£164k£208k+27%1.8
Pre-crash peak2005–2007£214k£728k+240.4%2.3
GFC & correction2010–2012£311k£650k+109%1
Help-to-Buy recovery2013–2016£865k£750k-13.3%2.3
Pandemic surge2021–2021£1.71m£1.71m+0%1
Rate-rise correction2022–2022£661k£661k+0%2
Current market2025–2025£2.17m£2.17m+0%5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.1% alpha

Weakest performer

Flat/maisonette

+0.9% alpha

Semi-detached+1.1% α
Local
5.9%
District
4.8%
Flat/maisonette+0.9% α
Local
8%
District
7.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing9
Trend Position10

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
8 min walk
East DulwichNational Rail
10 min walk
Peckham Rye Rail StationSoutheastern · Windrush
10 min walk
Queens Road Peckham Rail StationWindrush · Southern
21 min walk
Brixton Underground StationVictoria
31 min walk
No bus stops within 400m

36

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

1.4 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

54

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)124
Nearest car park100m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
Disabled· no
724m

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: 2.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.5 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

8 min walk

5

GPs within 1km

3

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 925 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

11

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: George Canning (385 m)

Nearest supermarketM&S Food · 760 m
5 tennis courts1 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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Spring Social Supermarket304 m
Nisa Local320 m
Toad Bakery574 m
Kennedy's Sausages668 m

Nearby cafes

Dudleys380 m
ORTUS Cafe506 m
Crossroads Cafe553 m
Cafe Culture574 m

Nearby restaurants

Nandine315 m
Pizza Hut Delivery318 m
Golden Harvest348 m
Tapete397 m

Nearby pubs

George Canning385 m
Prince Albert578 m
The Victoria Inn593 m
The Phoenix630 m

Nearby gyms

Gaia Pilates579 m
Zen Yoga701 m
Bodylift702 m
Butterfly Tennis Club704 m

Nearby pharmacies

V E Lettsom Pharmacy309 m
Day Lewis Pharmacy773 m

Nearby health

Maudsley Hospital674 m
Kings Dental Clinic738 m
Tessa Jowell Health Centre1.0 km
Food hygiene (5-star)78% of 51

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

E

High street health

Registered businesses

80 GROVE PARK LIMITED
EASTSIDE LEGAL PUBLISHING LIMITED
FOLGATE STREET PROPERTIES LIMITED
JEUPLAY LIMITED
NO MORE NOBODY LTD

+8 more

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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

Low gross yield (1.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
1.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score29/100
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

69.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,006m
Crossrail 2 route5,291m

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+318.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
27
Local approval rate
94%
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)
19
Largest scheme
100 homes · ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5
Pipeline pressure
NONE

Named schemes (500m)

201-211, 201-211, CAMBERWELL GROVE, SE535 homes
completed
SOUTHWARK TEACHERS CENTRE, SOUTHWARK TEACHERS CENTRE, LYNDHURST GROVE, SE520 homes
completed
Fearnley House , Lettsom Estate, Fearnley House , Lettsom Estate, Vestry Road, SE5 8JW17 homes
completed
Land At Dog Kennel Hill School Dog Kennel Hill London SE22 8AB, SE22 8AB15 homes
completed
Land adjacent to 25 (known as 25a), Land adjacent to 25 (known as 25a), Grove Park, SE5 8LH8 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 (£2,175,000)

£172,250

Standard buyer

£172,250

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 8LF

Full postcodeSE5 8LF
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.468364
Longitude-0.080615
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