St Giles · Southwark · Peckham constituency · 51.46909, -0.08690

SE5 8SL— St Giles, Southwark

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

The family fortress

 

Schools 100%Safety 78/100Transport 47/100Yield 4.22%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
78
Schools
60
Transport
47
Environment
52
Investment
55

The bottom line

SE5 8SL 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 8SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE5 8SL

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

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“The family fortress”

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How SE5 8SL 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 · 2 min walk

KS2: 105.9

—

Secondary

The Charter School East Dulwich

Not yet inspected · 15 min walk

P8: +0.27A8: 53.0

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 16 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.6 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-25% vs borough

Crime by type

Other23%
Violence & sexual offences20%
Anti-social behaviour16%
Vehicle crime15%
Theft13%
Burglary9%
Drug offences3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 818m

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area51.3 m²

EPC breakdown

C
5%
D
1%

Based on 6 properties · Confidence: low

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£128,250
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 BAnnual charge £1,336
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+7.3%

Total change

+443%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.5%

per year

Acceleration

+37.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£67k£67k+0%1
Post-dot-com plateau2002–2002£146k£146k+0%1
Pre-crash peak2006–2007£155k£171k+10.3%2
GFC & correction2008–2012£166k£278k+67.5%1
Brexit uncertainty2018–2019£440k£325k-26.1%1
Rate-rise correction2023–2023£363k£363k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.1%
District
5.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Denmark Hill Rail StationThameslink · Southeastern
2 min walk
Denmark HillNational Rail
2 min walk
Peckham Rye Rail StationSoutheastern · Windrush
15 min walk
Brixton Underground StationVictoria
26 min walk
Queens Road Peckham Rail StationSouthern · Windrush
26 min walk
No bus stops within 400m

52

Walkability score

177

Footpaths (500m)

0

Santander docks (800m)

1.0 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

47

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)4
Nearest car park123m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
The Haven Parking
490m
🅿️
Disabled· no
794m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

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

ST GILES SURGERY

40 ST. GILES ROAD, CAMBERWELL, SE5 7RF

8 min walk

89%

Recommend GP

89%

Overall GP experience

9

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 500 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

42

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketThe Pantry · 511 m
9 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Tesco Express354 m
Spring Social Supermarket373 m
Nisa Local378 m
Costcutter456 m

Nearby cafes

ORTUS Cafe69 m
SAPHI210 m
FCB223 m
Cafe Hope268 m

Nearby restaurants

French Tacos97 m
Tapete107 m
Restaurant266 m
Nandine376 m

Nearby pubs

George Canning127 m
The Phoenix226 m
Grove House Tavern349 m
The Fox on the Hill476 m

Nearby gyms

Butterfly Tennis Club379 m
Zen Yoga386 m
The Gym Group594 m
Camberwell Leisure Centre686 m

Nearby pharmacies

V E Lettsom Pharmacy375 m
Butterfly Pharmacy616 m
Day Lewis Pharmacy627 m
Fourways Pharmacy648 m

Nearby health

Maudsley Hospital233 m
Dental Hospital403 m
King's College Hospital Emergency Department411 m
King's College Hospital475 m
Food hygiene (5-star)64% of 124

Business

Local businesses registered here

Active businesses
1
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

TINKER STUDIOS CIC

Investment

Investment grade, yield and market outlook

55

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 score26/100
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

46.9

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,156m
Crossrail 2 route4,867m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,162 nationally

1,850

Est. population

24,039/km²

69%

Employed

53%

Degree educated

£46,600

Median income

7.4%

Claimant rate

SuburbanVery high densityMixed

39

Community stability

Age profile

18%
31%
23%
20%
Under 1818%
18–3431%
35–4923%
50–6420%
65+8%

Tenure

19%
24%
46%
Own outright10%
Own (mortgage)19%
Private rent24%
Social rent46%
Shared ownership0%
Rent free0%

Ethnicity

30%
41%
White British30%
White Other9%
Asian7%
Black41%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine24%
No car household58%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent46%
Private rent24%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
97
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
41
Planning apps (3 years)
26
Local approval rate
85%
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)
45
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
Former Mary Datchelor School Building, 17, Former Mary Datchelor School Building, 17, Grove Lane, SE5 8RD90 homes
completed
ST GILES TOWER, ST GILES TOWER, HAVIL STREET, SE518 homes
completed
Fearnley House , Lettsom Estate, Fearnley House , Lettsom Estate, Vestry Road, SE5 8JW17 homes
completed
FORMER TEXACO GARAGE ADJACENT TO, 123, FORMER TEXACO GARAGE ADJACENT TO, 123, DENMARK HILL, SE513 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 8SL

Full postcodeSE5 8SL
Postcode districtSE5
BoroughLondon Borough of Southwark
WardSt Giles
Latitude51.469087
Longitude-0.086905
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