St Giles · Southwark · Peckham constituency · 51.47096, -0.08845

SE5 8TW— St Giles, Southwark

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
74
Schools
100
Transport
50
Environment
52
Investment
51

The bottom line

SE5 8TW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE5 8TW

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+63.0% vs London avg

Deep-dive guides for SE5 8TW

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

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“High-connectivity investment target”

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How SE5 8TW 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 · 1 min walk

KS2: 105.9

★★★

Secondary

Sacred Heart Catholic School

Outstanding · Inspected Nov 2023 · 10 min walk

P8: +1.24A8: 58.1

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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-3% vs borough

Crime by type

Other29%
Violence & sexual offences20%
Theft12%
Anti-social behaviour11%
Vehicle crime10%
Burglary7%
Drug offences7%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Peckham Fire Station · 797m

Crime is +63% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,962/m²
Price per ft²£461/ft²
Avg floor area60.4 m²

EPC breakdown

C
8%
D
13%

Based on 21 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£151,000
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, filled cavity
RoofPitched, limited insulation (assumed)
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

1995–2025 · CAGR

+5.7%

Total change

+426%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

+35.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£63k£112k+78.5%1.7
Post-dot-com plateau2002–2003£154k£190k+23.4%1.5
Pre-crash peak2005–2006£225k£209k-7.1%2
GFC & correction2008–2012£285k£300k+5.3%1
Help-to-Buy recovery2013–2013£245k£245k+0%1
Brexit uncertainty2019–2019£510k£510k+0%1
Pandemic surge2021–2021£551k£551k+0%2
Rate-rise correction2022–2022£340k£340k+0%1
Current market2025–2025£330k£330k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
8.7%
District
7.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
17 min walk
Brixton Underground StationVictoria
26 min walk
Oval Underground StationNorthern
26 min walk
No bus stops within 400m

65

Walkability score

197

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

52

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)4
Nearest car park154m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Haven Parking
396m

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: 2.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 40%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 11.3 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

6 min walk

89%

Recommend GP

89%

Overall GP experience

9

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 497 m
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

49

Restaurants (800m)

29

Cafes (800m)

6

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketThe Pantry · 288 m
9 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

836m

Post office

Nearby shops

Shreegi News310 m
Day 1312 m
Tony's Corner Shop322 m
Dadinho Distributions324 m

Nearby cafes

ORTUS Cafe173 m
Lumberjack279 m
Maloko art cafe291 m
Love Walk Cafe298 m

Nearby restaurants

Restaurant232 m
The Kerfield Arms244 m
Vineyard House283 m
Momotu301 m

Nearby pubs

Grove House Tavern131 m
The Kerfield Arms243 m
Veraison Wines277 m
El Vacilón304 m

Nearby gyms

Butterfly Tennis Club154 m
Zen Yoga166 m
The Gym Group384 m
Camberwell Leisure Centre452 m

Nearby pharmacies

Day Lewis Pharmacy392 m
Butterfly Pharmacy395 m
V E Lettsom Pharmacy422 m
Fourways Pharmacy428 m

Nearby health

Maudsley Hospital248 m
Kings Dental Clinic278 m
Camberwell Sexual Health Centre332 m
Breast Screening333 m
Food hygiene (5-star)60% of 161

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

45 HAMILTON GARDENS LIMITED
TOWERGATE DESIGN LTD

Investment

Investment grade, yield and market outlook

51

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 score32/100
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

59.7

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route2,025m
Crossrail 2 route4,675m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,843 nationally

2,043

Est. population

10,739/km²

70%

Employed

63%

Degree educated

£46,600

Median income

3.8%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

18%
31%
22%
19%
Under 1818%
18–3431%
35–4922%
50–6420%
65+9%

Tenure

17%
22%
37%
17%
Own outright17%
Own (mortgage)22%
Private rent37%
Social rent17%
Shared ownership2%
Rent free5%

Ethnicity

45%
15%
White British45%
White Other15%
Asian10%
Black11%
Mixed12%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine16%
No car household55%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent37%
Social rent17%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
98
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
18
Local approval rate
82%
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)
43
Largest scheme
101 homes · 1-6 and 307-311, 1-6 and 307-311, CAMBERWELL NEW GREEN, CAMBERWELL NEW ROAD, 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
Good Neighbours House, 38, Mary Datchelor Close, SE5 7AX13 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 8TW

Full postcodeSE5 8TW
Postcode districtSE5
BoroughLondon Borough of Southwark
WardSt Giles
Latitude51.470965
Longitude-0.088453
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