Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46656, -0.08988

SE5 8TF— Champion Hill, Southwark

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

High-connectivity investment target

 

Bottom 25% LondonSchools 80%Safety 72/100Transport 61/100Yield 4.22%⚠ Knotweed sites nearby

Best for: Families, Investors, Owner-occupiers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
71
Safety
72
Schools
100
Transport
61
Environment
53
Investment
68

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how SE5 8TF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE5 8TF meets your needs.

Location

SE5 8TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.8% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for SE5 8TF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE5 8TF with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How SE5 8TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lyndhurst Primary School

Not yet inspected · 6 min walk

KS2: 105.9

★★★

Secondary

The Charter School North Dulwich

Outstanding · Inspected Jun 2022 · 14 min walk

P8: +0.84A8: 63.8

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 21 min walk

5 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

117.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+8% vs borough

Crime by type

Other31%
Theft22%
Violence & sexual offences17%
Anti-social behaviour14%
Vehicle crime6%
Burglary5%
Robbery3%
Drug offences2%

Road safety

97

Road safety score

3

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.2km

Crime is +81% above London average

Property

Prices, sales volume and market trends

Avg floor area100.3 m²

EPC breakdown

C
3%
D
1%

Based on 4 properties · Confidence: low

Street mix

Semi 40%Terraced 60%

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£250,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1998–2007 · CAGR

+16.7%

Total change

+301%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.9%

per year

Acceleration

-20.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Terraced75%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£87k£155k+79.2%1
Pre-crash peak2005–2007£248k£347k+39.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Brixton Underground StationVictoria line
20.8 min walk
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
18 min walk
Brixton Underground StationVictoria
22 min walk
Oval Underground StationNorthern
29 min walk
No bus stops within 400m

47

Walkability score

200

Footpaths (500m)

0

Santander docks (800m)

1.1 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

43

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)22
Nearest car park53m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
The Haven Parking
458m
🅿️
Disabled· no
638m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 2.8 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.8 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): 2

Landslide susceptibility: Medium

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

KINGS BOWEL CANCER SCREENING CENTRE

DENMARK HILL, SE5 9RS

4 min walk

7

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 327 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

25

Restaurants (800m)

18

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketLidl · 726 m
7 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express35 m
M&S Simply Food311 m
Costcutter490 m
Dadinho Distributions506 m

Nearby cafes

Cafe Hope103 m
FCB157 m
SAPHI187 m
Costa232 m

Nearby restaurants

Tapete306 m
French Tacos307 m
Restaurant323 m
Different Taste495 m

Nearby pubs

The Fox on the Hill160 m
The Phoenix162 m
George Canning309 m
The Sun of Camberwell515 m

Nearby gyms

Butterfly Tennis Club651 m
Zen Yoga664 m
The Gym Group717 m
Temple Bowling Club724 m

Nearby pharmacies

V E Lettsom Pharmacy711 m
Butterfly Pharmacy761 m
Fourways Pharmacy787 m
Day Lewis Pharmacy841 m

Nearby health

Maudsley Hospital277 m
King's College Hospital Emergency Department318 m
Denmark Hill Dental Surgery321 m
King's College Hospital335 m
Food hygiene (5-star)59% of 92

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

68

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

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

62.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,501m
Crossrail 2 route4,815m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,073 nationally

1,285

Est. population

11,706/km²

72%

Employed

73%

Degree educated

£46,100

Median income

2.4%

Claimant rate

Urban coreHigh densityYoung professionals

51

Community stability

Age profile

17%
30%
25%
16%
Under 1817%
18–3430%
35–4925%
50–6416%
65+13%

Tenure

28%
37%
22%
Own outright28%
Own (mortgage)37%
Private rent22%
Social rent13%
Shared ownership0%

Ethnicity

55%
18%
White British55%
White Other18%
Asian10%
Black9%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine11%
No car household49%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent22%
Social rent13%

vs. London

Income vs London+9.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
79
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
26
Planning apps (3 years)
16
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)
21
Largest scheme
100 homes · ST. GILES HOSPITAL, ST. GILES HOSPITAL, HAVIL STREET, SE5
Pipeline pressure
NONE

Named schemes (500m)

FORMER TEXACO GARAGE ADJACENT TO, 123, FORMER TEXACO GARAGE ADJACENT TO, 123, DENMARK HILL, SE513 homes
completed
30-32, 30-32, DE CRESPIGNY PARK, SE512 homes
completed
153-155, 153-155, Grove Lane, SE5 8BG9 homes
completed
Land rear of 93, Land rear of 93, Grove Lane, SE15 4EH8 homes
completed
27, 27, De Crespigny Park, SE5 8AB8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.7%
Ward turnout
44%
Election year
2026
MP
Helen Hayes (Labour)
MP majority
18,789
Constituency
Dulwich and West Norwood

Councillors

Sarah KingLabour
Bill WilliamsLabour

Live in SE5 8TF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE5 8TF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Southwark with nearby boroughs:

Southwark vs LambethSouthwark vs LewishamSouthwark vs GreenwichSouthwark vs Newham

Similar postcodes

Frequently asked questions

📍 Track SE5 8TF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE5 8TF

Full postcodeSE5 8TF
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.466564
Longitude-0.089876
Parliamentary constituencyDulwich and West Norwood
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