St Giles · Southwark · Peckham constituency · 51.47345, -0.08426

SE5 8QL— St Giles, Southwark

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

The practical family move

 

Schools 100%Safety 80/100Transport 44/100Yield 4.22%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
80
Schools
60
Transport
44
Environment
47
Investment
57

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SE5 8QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-9.5% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for SE5 8QL

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

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“The practical family move”

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How SE5 8QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Lyndhurst Primary School

Not yet inspected · 5 min walk

KS2: 105.9

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 9 min walk

P8: +0.29A8: 41.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 10 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

67.0 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-39% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Anti-social behaviour12%
Theft12%
Vehicle crime6%
Burglary6%
Drug offences4%
Robbery2%

Road safety

93

Road safety score

7

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 439m

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area65.1 m²

EPC breakdown

C
14%
D
7%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Flat 100%

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£162,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+8.2%

Total change

+514%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-22.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£57k£57k+0%1
Post-dot-com plateau2002–2002£107k£107k+0%1
Pre-crash peak2006–2006£149k£149k+0%2
GFC & correction2008–2011£181k£200k+10.5%1.3
Help-to-Buy recovery2013–2016£201k£340k+69.2%1
Brexit uncertainty2018–2019£340k£294k-13.5%1.5
Pandemic surge2020–2020£355k£355k+0%2
Rate-rise correction2022–2022£350k£350k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.4%
District
6.1%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
9 min walk
Denmark HillNational Rail
9 min walk
Peckham Rye Rail StationSoutheastern · Windrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
23 min walk
Oval Underground StationNorthern
27 min walk
No bus stops within 400m

55

Walkability score

178

Footpaths (500m)

0

Santander docks (800m)

0.9 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

47

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)12
Nearest car park26m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Haven Parking
778m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 11.0 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

ST GILES SURGERY

40 ST. GILES ROAD, CAMBERWELL, SE5 7RF

2 min walk

89%

Recommend GP

89%

Overall GP experience

9

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 899 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

33

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Veraison Wines (251 m)

Nearest supermarketThe Pantry · 303 m
5 tennis courts2 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)

525m

Post office

Nearby shops

Toad Bakery218 m
Shreegi News295 m
Nisa Local300 m
Day 1301 m

Nearby cafes

BrewBird109 m
Cafe Culture213 m
Lumberjack277 m
Maloko art cafe310 m

Nearby restaurants

Fung Sing Foodie208 m
Little Cellars258 m
Well Mix Oriental274 m
Golden Harvest275 m

Nearby pubs

Veraison Wines251 m
The Camberwell Arms287 m
Grove House Tavern308 m
El Vacilón347 m

Nearby gyms

Zen Yoga301 m
Butterfly Tennis Club318 m
Camberwell Leisure Centre473 m
PureGym525 m

Nearby pharmacies

V E Lettsom Pharmacy311 m
Day Lewis Pharmacy479 m
Butterfly Pharmacy605 m
Fourways Pharmacy633 m

Nearby health

Kings Dental Clinic228 m
Camberwell Dental Care527 m
Dentist By The Green609 m
Camberwell Green Surgery631 m
Food hygiene (5-star)61% of 107

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

KARIBEES LTD
OSUJIES LTD
TBT ENTERPRISE LTD

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

47.9

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,642m
Crossrail 2 route4,804m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,515 nationally

2,088

Est. population

21,168/km²

61%

Employed

49%

Degree educated

£38,000

Median income

7.9%

Claimant rate

Inner cityVery high densityMixed

38

Community stability

Age profile

26%
32%
19%
16%
Under 1826%
18–3432%
35–4919%
50–6417%
65+6%

Tenure

16%
20%
58%
Own outright4%
Own (mortgage)16%
Private rent20%
Social rent58%
Shared ownership1%
Rent free1%

Ethnicity

27%
38%
White British27%
White Other12%
Asian10%
Black38%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household64%
Unemployed7%
No qualifications13%

Housing tenure (Census 2021)

Social rent58%
Private rent20%

vs. London

Income vs London-9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
85
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
45
Planning apps (3 years)
24
Local approval rate
84%
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)
47
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)

ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5100 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
184-188, 184-188, SOUTHAMPTON WAY, 5A HAVIL STREET, SE5 7EU24 homes
completed
ST GILES TOWER, ST GILES TOWER, HAVIL STREET, 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

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Key facts for SE5 8QL

Full postcodeSE5 8QL
Postcode districtSE5
BoroughLondon Borough of Southwark
WardSt Giles
Latitude51.473450
Longitude-0.084260
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