Champion Hill · Southwark · Dulwich and West Norwood constituency · 51.46621, -0.08858

SE5 8TH— Champion Hill, Southwark

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

The family fortress

 

Schools 80%Safety 72/100Transport 61/100Yield 5.90%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
100
Transport
61
Environment
54
Investment
63

The bottom line

SE5 8TH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £370,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE5 8TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-28.8% vs London avg
vs London income+9.8% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for SE5 8TH

🛡️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 8TH 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

The Grove Nursery School

Not inspected · 21 min walk

6 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 1.1km

Crime is +81% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£370,000

Median sale price

Bottom 25% — 29% below London median

£370,000 is 29% below the London median (£520,000)

+18.9%

This year

Flat

Dominant type

Price history

5-year change
-19.6%
Sales (24 months)5
New build0.0%
Avg flat£370,000
Price per m²£5,799/m²
Price per ft²£539/ft²
Avg floor area63.7 m²

EPC breakdown

C
8%
D
28%
E
6%
F
1%

Based on 43 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£6,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,100

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

8.0×

Price-to-income

£1,851/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£159,250
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+730%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.9%

per year

Acceleration

+40.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 154 sales

Property Type Mix

Total: 154 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£85k+60.4%4.5
Post-dot-com plateau2001–2004£147k£173k+17.5%6.2
Pre-crash peak2005–2007£179k£235k+31.3%6.7
GFC & correction2009–2012£167k£194k+15.7%5.2
Help-to-Buy recovery2013–2016£218k£483k+121.8%6.5
Brexit uncertainty2017–2019£420k£448k+6.5%3.7
Pandemic surge2020–2021£440k£460k+4.5%6.5
Rate-rise correction2022–2023£445k£495k+11.2%2
Current market2024–2026£470k£440k-6.4%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
8.1%
District
7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing15
Trend Position100

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
21.8 min walk
Denmark Hill→ Victoria· 4 tph
10 min

Nearby stations

Denmark Hill Rail StationThameslink · Southeastern
3 min walk
Denmark HillNational Rail
3 min walk
Peckham Rye Rail StationSoutheastern · Windrush
17 min walk
Brixton Underground StationVictoria
23 min walk
Queens Road Peckham Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

44

Walkability score

182

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

43

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)22
Nearest car park91m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
The Haven Parking
546m
🅿️
Disabled· no
552m

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
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 AONB35% green spaceTree canopy: 16%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.9 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

5 min walk

7

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 425 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

146

Parks (1km)

11

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketThe Pantry · 817 m
7 tennis courts3 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)

1.2km

Post office

Nearby shops

Tesco Express133 m
M&S Simply Food408 m
Costcutter569 m
Dadinho Distributions585 m

Nearby cafes

Cafe Hope165 m
FCB206 m
SAPHI237 m
Costa323 m

Nearby restaurants

Tapete271 m
French Tacos275 m
Restaurant387 m
Different Taste574 m

Nearby pubs

The Fox on the Hill137 m
The Phoenix215 m
George Canning267 m
The Sun of Camberwell606 m

Nearby gyms

Butterfly Tennis Club683 m
Zen Yoga695 m
Bodylift696 m
Temple Bowling Club737 m

Nearby pharmacies

V E Lettsom Pharmacy678 m
Butterfly Pharmacy828 m
Fourways Pharmacy855 m
Day Lewis Pharmacy894 m

Nearby health

Denmark Hill Dental Surgery318 m
Maudsley Hospital336 m
King's College Hospital Emergency Department408 m
King's College Hospital430 m
Food hygiene (5-star)68% of 63

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

E

High street health

Registered businesses

PHOENIX TREE ADVISORY LTD
SAFETY MAKES SENSE LIMITED

Investment

Investment grade, yield and market outlook

63

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months1

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

65.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,492m
Crossrail 2 route4,913m

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%
Price vs London-28.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
78
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
18
Local approval rate
92%
Borough approval rate
89%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
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
Redholm, 2, Redholm, 2, Champion Hill, SE55 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£370,000)

£6,000

Standard buyer

£0

First-time buyer

Save £6,000

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 8TH

Full postcodeSE5 8TH
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.466210
Longitude-0.088580
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