Champion Hill · Southwark · Peckham constituency · 51.46852, -0.07737

SE5 8UT— Champion Hill, Southwark

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 44/100Yield 6.33%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
84
Schools
60
Transport
44
Environment
46
Investment
64

The bottom line

SE5 8UT offers exceptional schools (100% Good/Outstanding) and low crime at £345,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE5 8UT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-33.7% vs London avg
vs London income+11.0% vs London avg
vs London crime-32.0% vs London avg

Deep-dive guides for SE5 8UT

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

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“The practical family move”

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How SE5 8UT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

The Belham Primary School

Not yet inspected · 5 min walk

KS2: 105.0

—

Secondary

Harris Academy Peckham

Not yet inspected · Inspected Feb 2025 · 6 min walk

P8: +0.29A8: 41.8

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 · 17 min walk

8 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Peckham Fire Station · 599m

Crime is 32% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£345,000

Median sale price

Bottom 25% — 34% below London median

£345,000 is 34% below the London median (£520,000)

+62.7%

This year

Flat

Dominant type

Price history

5-year change
-16.7%
Sales (24 months)6
New build0.0%
Avg flat£345,000
Price per m²£6,172/m²
Price per ft²£573/ft²
Avg floor area57.1 m²

EPC breakdown

B
3%
C
15%
D
20%
E
3%
F
1%

Based on 42 properties · Confidence: high

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

Stamp duty

Standard buyer£4,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,100

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

7.4×

Price-to-income

£1,726/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

+6.1%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

-1.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 96 sales

Property Type Mix

Total: 96 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£99k+48.7%3.8
Post-dot-com plateau2001–2004£127k£170k+33.9%4.7
Pre-crash peak2005–2007£152k£213k+39.9%5.7
GFC & correction2008–2012£215k£225k+4.7%2.4
Help-to-Buy recovery2013–2016£218k£434k+99.5%2.5
Brexit uncertainty2017–2019£335k£420k+25.4%2
Pandemic surge2020–2021£423k£414k-2.1%2.5
Rate-rise correction2022–2023£430k£293k-32%2
Current market2024–2025£340k£389k+14.4%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.1%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
East Dulwich→ London Bridge· 4 tph
13 min

Nearby stations

Peckham Rye Rail StationSoutheastern · Thameslink
7 min walk
East DulwichNational Rail
10 min walk
Denmark Hill Rail StationSoutheastern · Windrush
10 min walk
Queens Road Peckham Rail StationWindrush · Southern
19 min walk
New Cross Gate Rail StationSouthern · Windrush
33 min walk
No bus stops within 400m

34

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria49 min ↑
Waterloo47 min ↑
Canary Wharf40 min ↓
City46 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)

2

EV chargers (800m)

Total spaces (800m)120
Nearest car park296m
Santander docks (800m)0
Nearest cycle dock1.5 km

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 waterLOW
Low
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: 3.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 31%
Below average green space

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

COMMUNITY PAEDIATRICIANS-SOUTHWARK

SUNSHINE HOUSE, 27 PECKHAM ROAD, SE5 8UH

8 min walk

3

GPs within 1km

4

Dentists within 1km

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

20

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Prince Albert (353 m)

Nearest supermarketHao Wah Chinese Supermarket · 643 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Spring Social Supermarket434 m
Nisa Local448 m
Toad Bakery614 m
Kennedy's Sausages615 m

Nearby cafes

Dudleys277 m
Crossroads Cafe353 m
139 Fika382 m
Petitou419 m

Nearby restaurants

Ganapati327 m
The Beggin' Bowl349 m
Made of Dough352 m
New Lotus King353 m

Nearby pubs

Prince Albert353 m
The Victoria Inn380 m
The Montpelier502 m
Peckham Arches530 m

Nearby gyms

Gaia Pilates358 m
Flying Fantastic624 m
The Gym Group641 m
Yogarise727 m

Nearby pharmacies

V E Lettsom Pharmacy439 m
Day Lewis Pharmacy675 m
RoPharm Chemist697 m
Morrisons Pharmacy802 m

Nearby health

Tessa Jowell Health Centre1.0 km
Food hygiene (5-star)66% of 101

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

LEON PHYSIOTHERAPY LIMITED

Investment

Investment grade, yield and market outlook

64

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

63.4

Price growth score

C
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,876m
Crossrail 2 route5,483m

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%
Price vs London-33.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
31
Local approval rate
95%
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)
18
Largest scheme
119 homes · PHASE 5A (EAST) SITE BOUNDED BY, PHASE 5A (EAST) SITE BOUNDED BY, KELLY AVENUE, PECKHAM ROAD, SE15
Pipeline pressure
NONE

Named schemes (500m)

SOUTHWARK TEACHERS CENTRE, SOUTHWARK TEACHERS CENTRE, LYNDHURST GROVE, SE520 homes
completed
104, 104, Choumert Road, SE15 4AA12 homes
completed
Land adjacent to 25 (known as 25a), Land adjacent to 25 (known as 25a), Grove Park, SE5 8LH8 homes
completed
Lord Lyndhurst Public House, 53, Lord Lyndhurst Public House, 53, Lyndhurst Way, SE157 homes
completed
18A, 18A, Grove Park, SE5 8LH6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£345,000)

£4,750

Standard buyer

£0

First-time buyer

Save £4,750

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 8UT

Full postcodeSE5 8UT
Postcode districtSE5
BoroughLondon Borough of Southwark
WardChampion Hill
Latitude51.468517
Longitude-0.077369
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