Champion Hill · Southwark · Peckham constituency · 51.46739, -0.08241

SE5 8LS— Champion Hill, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
84
Schools
60
Transport
45
Environment
47
Investment
49

The bottom line

SE5 8LS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE5 8LS

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE5 8LS 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 · 3 min walk

KS2: 106.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 11 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 18 min walk

6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 786m

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE5 district median

£517,500

Based on 265 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,326/m²
Price per ft²£588/ft²
Avg floor area58.1 m²

EPC breakdown

C
3%
D
9%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Flat 91%Other 9%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£145,250
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, 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

2001–2025 · CAGR

+4.1%

Total change

+161%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

+8.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£140k£140k+0%1
Pre-crash peak2006–2006£194k£194k+0%1
GFC & correction2012–2012£250k£250k+0%1
Help-to-Buy recovery2013–2014£236k£265k+12.5%1.5
Brexit uncertainty2017–2017£500k£500k+0%1
Pandemic surge2021–2021£407k£407k+0%1
Current market2025–2025£365k£365k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
3.7%
District
3.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
8 min walk
Peckham Rye Rail StationSoutheastern · Windrush
12 min walk
Queens Road Peckham Rail StationWindrush · Southern
23 min walk
Brixton Underground StationVictoria
29 min walk
No bus stops within 400m

40

Walkability score

120

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

49

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)4
Nearest car park177m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Disabled· no
587m

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: 3.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.6 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

9 min walk

6

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 803 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: George Canning (269 m)

Nearest supermarketM&S Food · 671 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)

1.2km

Post office

Nearby shops

Spring Social Supermarket388 m
Nisa Local403 m
Tesco Express554 m
Payless Food & Wine598 m

Nearby cafes

ORTUS Cafe433 m
Dudleys433 m
FCB501 m
SAPHI509 m

Nearby restaurants

Tapete287 m
French Tacos295 m
Nandine398 m
Pizza Hut Delivery411 m

Nearby pubs

George Canning269 m
The Phoenix509 m
The Fox on the Hill555 m
Grove House Tavern661 m

Nearby gyms

Bodylift600 m
Butterfly Tennis Club695 m
Zen Yoga696 m
HS Fitness Studio697 m

Nearby pharmacies

V E Lettsom Pharmacy393 m
Day Lewis Pharmacy931 m

Nearby health

Maudsley Hospital575 m
Denmark Hill Dental Surgery716 m
King's College Hospital Emergency Department738 m
Dental Hospital741 m
Food hygiene (5-star)80% of 56

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

E

High street health

Registered businesses

COSMIC RECRUITMENT LIMITED
PRESTBURY INTERNATIONAL LTD

Investment

Investment grade, yield and market outlook

49

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,163m
Crossrail 2 route5,231m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
67
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
31
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)
17
Largest scheme
100 homes · ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5
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

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Key facts for SE5 8LS

Full postcodeSE5 8LS
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.467386
Longitude-0.082412
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