St Giles · Southwark · Peckham constituency · 51.47256, -0.08094

SE5 8NN— St Giles, Southwark

Location and area intelligence for SE5 8NN, St Giles, Southwark

The overachiever's postcode

 

Schools 100%Safety 73/100Transport 43/100Low yield 2.60%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
73
Schools
90
Transport
43
Environment
48
Investment
48

The bottom line

SE5 8NN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £840,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE5 8NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+61.5% vs London avg
vs London income+11.0% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for SE5 8NN

🛡️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 8NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oliver Goldsmith Primary School

Good · Inspected May 2022 · 4 min walk

KS2: 106.2

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 6 min walk

P8: +0.29A8: 41.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 11 min walk

8 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

109.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+0% vs borough

Crime by type

Other29%
Violence & sexual offences20%
Anti-social behaviour15%
Burglary11%
Vehicle crime9%
Theft8%
Drug offences5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 253m

Crime is +68% above London average

Property

2 Jul

Prices, sales volume and market trends

£840,000

Median sale price

Top 25% — 62% above London median

£840,000 is 62% above the London median (£520,000)

-14.7%

This year

Flat

Dominant type

Price history

5-year change
+63.1%
Sales (24 months)9
New build0.0%
Avg terraced£1,192,500
Avg flat£737,500
Price per m²£10,096/m²
Price per ft²£938/ft²
Avg floor area82.8 m²

EPC breakdown

B
6%
C
32%
D
24%
E
7%
F
1%
G
1%

Based on 71 properties · Confidence: high

Street mix

Semi 5%Terraced 43%Flat 52%

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£29,500
First-time buyerFTB
£29,500
Additional propertyBTL/2nd
£54,700

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

18.0×

Price-to-income

£4,202/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£207,000
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

+7.1%

Total change

+682%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

-48.17

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached4.7%
Terraced43.8%
Flat/maisonette51.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£119k£220k+84.9%1.4
Post-dot-com plateau2001–2004£250k£165k-34%2.8
Pre-crash peak2005–2007£220k£425k+93.2%2.7
GFC & correction2010–2012£555k£650k+17.1%1.5
Help-to-Buy recovery2014–2016£489k£836k+71.1%3
Brexit uncertainty2017–2019£1.01m£611k-39.8%2.7
Pandemic surge2020–2021£725k£515k-29%1
Rate-rise correction2022–2023£498k£548k+10.1%3
Current market2024–2025£858k£930k+8.5%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Weakest performer

Flat/maisonette

+1.3% alpha

Terraced+1.5% α
Local
8.5%
District
7%
Flat/maisonette+1.3% α
Local
5.8%
District
4.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Denmark Hill→ Victoria· 4 tph
10 min

Nearby stations

Denmark Hill Rail StationSoutheastern · Windrush
10 min walk
Denmark HillNational Rail
10 min walk
Peckham Rye Rail StationSoutheastern · Windrush
11 min walk
Queens Road Peckham Rail StationWindrush · Southern
21 min walk
Oval Underground StationNorthern
30 min walk
No bus stops within 400m

43

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria38 min ≈
Waterloo40 min ↑
Canary Wharf46 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

48

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)12
Nearest car park85m
Santander docks (800m)0
Nearest cycle dock1.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed477 Mbps
Median download441 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: 2.5 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.1 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

2 min walk

6

GPs within 1km

3

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Veraison Wines (491 m)

Nearest supermarketThe Pantry · 545 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

0

Libraries (1km)

0

Cinemas (2km)

681m

Post office

Nearby shops

Toad Bakery107 m
Nisa Local201 m
Spring Social Supermarket212 m
Kennedy's Sausages290 m

Nearby cafes

Cafe Culture107 m
No. 67 Cafe & Restaurant206 m
BrewBird234 m
Peckham Pelican304 m

Nearby restaurants

Fung Sing Foodie107 m
Golden Harvest164 m
Pizza Hut Delivery183 m
Nandine204 m

Nearby pubs

Veraison Wines491 m
Grove House Tavern503 m
The Camberwell Arms532 m
El Vacilón589 m

Nearby gyms

Zen Yoga511 m
Butterfly Tennis Club525 m
PureGym587 m
Flying Fantastic713 m

Nearby pharmacies

V E Lettsom Pharmacy208 m
Day Lewis Pharmacy452 m

Nearby health

Kings Dental Clinic468 m
Maudsley Hospital756 m
Camberwell Dental Care771 m
Food hygiene (5-star)64% of 56

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

30 SHENLEY ROAD FREEHOLD COMPANY LTD
BRIELLENETTE LTD
J4C EMPOWERING THE NEXT GENERATION C.I.C.
MULTITECH A & S LTD
THE LITTLE BEAUTIQUE LTD

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months4

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

33/100

Velocity score

Future outlook

71.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,615m
Crossrail 2 route5,054m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,306 nationally

1,855

Est. population

18,817/km²

69%

Employed

64%

Degree educated

£46,600

Median income

6.4%

Claimant rate

Inner cityVery high densityYoung professionals

42

Community stability

Age profile

17%
40%
20%
14%
Under 1817%
18–3440%
35–4920%
50–6414%
65+9%

Tenure

17%
27%
28%
28%
Own outright17%
Own (mortgage)27%
Private rent28%
Social rent28%
Shared ownership0%

Ethnicity

51%
13%
17%
White British51%
White Other13%
Asian7%
Black17%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household52%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Social rent28%
Private rent28%

vs. London

Income vs London+11.0%
Price vs London+61.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
79
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
41
Planning apps (3 years)
25
Local approval rate
93%
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)
27
Largest scheme
194 homes · Samuel Jones Industrial Estate, Samuel Jones Industrial Estate, Peckham Grove, Diamond Street / Blake's Road, SE15 6ES
Pipeline pressure
NONE

Named schemes (500m)

Pelican House 88-96 Peckham Road London Southwark SE1580 homes
completed
Land Adjacent To Former St Giles Hospital St Giles Road SE564 homes
completed
1-6, 1-6, DALWOOD STREET,, SE5 7DL28 homes
completed
SOUTHWARK TEACHERS CENTRE, SOUTHWARK TEACHERS CENTRE, LYNDHURST GROVE, SE520 homes
completed
NORTH PECKHAM 'OFF-ESTATE SITE', NORTH PECKHAM 'OFF-ESTATE SITE', MUSCATEL PLACE, SE518 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
15.9%
Ward turnout
44%
Election year
2026
MP
Miatta Fahnbulleh (Labour (Co-op))
MP majority
15,228
Constituency
Peckham

Councillors

Rachael Mary Anne PennyGreen
Callum FowlerGreen
Andy HigsonGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£840,000)

£29,500

Standard buyer

£29,500

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 8NN

Full postcodeSE5 8NN
Postcode districtSE5
BoroughLondon Borough of Southwark
WardSt Giles
Latitude51.472560
Longitude-0.080942
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