Champion Hill · Southwark · Peckham constituency · 51.46778, -0.08489

SE5 8RH— Champion Hill, Southwark

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

The family fortress

 

Top 13% LondonSchools 100%Safety 84/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
84
Schools
60
Transport
50
Environment
52
Investment
49

The bottom line

SE5 8RH 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 8RH

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 8RH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE5 8RH 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 · 4 min walk

KS2: 106.7

—

Secondary

The Charter School East Dulwich

Not yet inspected · 12 min walk

P8: +0.27A8: 53.0

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 · 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Peckham Fire Station · 832m

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£6,351/m²
Price per ft²£590/ft²
Avg floor area90.7 m²

EPC breakdown

C
13%
D
9%
E
9%

Based on 31 properties · Confidence: high

Street mix

Terraced 24%Flat 76%

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£226,750
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

1995–2024 · CAGR

+5.2%

Total change

+337%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.1%

per year

Acceleration

-64.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 75 sales

Property Type Mix

Total: 75 sales

Terraced24%
Flat/maisonette76%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£128k£218k+70.6%4
Post-dot-com plateau2001–2004£392k£177k-54.8%3.5
Pre-crash peak2005–2006£720k£231k-67.9%2.5
GFC & correction2009–2012£975k£303k-68.9%2.5
Help-to-Buy recovery2013–2016£330k£1.18m+256.8%3
Brexit uncertainty2017–2019£420k£435k+3.6%1
Pandemic surge2020–2021£798k£1.68m+110%1.5
Rate-rise correction2022–2023£217k£425k+95.5%1.5
Current market2024–2024£557k£557k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
7.7%
District
6.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Above London average
Denmark Hill→ Victoria· 4 tph
10 min

Nearby stations

Denmark Hill Rail StationThameslink · Southeastern
4 min walk
Denmark HillNational Rail
4 min walk
Peckham Rye Rail StationSoutheastern · Windrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
25 min walk
Brixton Underground StationVictoria
27 min walk
No bus stops within 400m

43

Walkability score

137

Footpaths (500m)

0

Santander docks (800m)

1.2 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

51

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)4
Nearest car park46m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
Disabled· no
625m
🅿️
The Haven Parking
664m

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed447 Mbps
Median download427 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 AONB28% green spaceTree canopy: 70%
More green space than 83% of London

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

ST GILES SURGERY

40 ST. GILES ROAD, CAMBERWELL, SE5 7RF

9 min walk

89%

Recommend GP

89%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 628 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

13

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketThe Pantry · 693 m
6 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)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Spring Social Supermarket387 m
Tesco Express395 m
Nisa Local398 m
M&S Simply Food609 m

Nearby cafes

ORTUS Cafe271 m
FCB325 m
SAPHI332 m
Cafe Hope342 m

Nearby restaurants

Tapete110 m
French Tacos120 m
Nandine394 m
Pizza Hut Delivery415 m

Nearby pubs

George Canning92 m
The Phoenix333 m
The Fox on the Hill437 m
Grove House Tavern535 m

Nearby gyms

Butterfly Tennis Club567 m
Zen Yoga571 m
Bodylift689 m
The Gym Group796 m

Nearby pharmacies

V E Lettsom Pharmacy390 m
Butterfly Pharmacy818 m
Day Lewis Pharmacy823 m
Fourways Pharmacy850 m

Nearby health

Maudsley Hospital399 m
King's College Hospital Emergency Department560 m
Dental Hospital564 m
Denmark Hill Dental Surgery613 m
Food hygiene (5-star)69% of 55

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

E

High street health

Registered businesses

140 CAMBERWELL GROVE RESIDENTS LIMITED
170 CAMBERWELL GROVE MANAGEMENT COMPANY LIMITED
GG-790-022 LIMITED
MURMURATE ADVISORY LIMITED
SOUTHBANK STAFFING SOLUTIONS 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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

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

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,213m
Crossrail 2 route5,059m

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)
83
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
23
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)
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)

ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5100 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
ST GILES TOWER, ST GILES TOWER, HAVIL STREET, SE518 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 8RH

Full postcodeSE5 8RH
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.467777
Longitude-0.084886
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