Rotherhithe · Southwark · Bermondsey and Old Southwark constituency · 51.49098, -0.04541

SE8 5AT— Rotherhithe, Southwark

Location and area intelligence for SE8 5AT, Rotherhithe, Southwark

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 67/100Yield 5.31%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
72
Schools
90
Transport
67
Environment
57
Investment
79

The bottom line

SE8 5AT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE8 5AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+83.0% vs London avg

Deep-dive guides for SE8 5AT

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How SE8 5AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rotherhithe Primary School

Not yet inspected · 4 min walk

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 16 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

119.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+9% vs borough

Crime by type

Other27%
Anti-social behaviour19%
Violence & sexual offences19%
Theft13%
Vehicle crime8%
Burglary6%
Robbery4%
Drug offences3%

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 1.1km

Crime is +83% above London average

Property

Prices, sales volume and market trends

Avg floor area62.1 m²

EPC breakdown

C
9%
D
4%
E
1%

Based on 14 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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£155,250
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
WallsSolid brick, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2023 · CAGR

+3.9%

Total change

+125%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.2%

per year

Acceleration

-38.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£140k£130k-7.1%1
Pre-crash peak2006–2007£180k£180k+0%1.5
GFC & correction2010–2011£178k£176k-0.7%2
Brexit uncertainty2017–2019£320k£315k-1.6%1
Pandemic surge2020–2020£320k£320k+0%1
Rate-rise correction2022–2023£385k£315k-18.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7.5% alpha

Flat/maisonette-7.5% α
Local
-0.5%
District
7%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Canada Water Underground StationJubilee line
9.9 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
4 min walk
Surrey QuaysNational Rail
4 min walk
Canada Water Underground StationJubilee
10 min walk
Canada Water Rail StationWindrush
10 min walk
Rotherhithe Rail StationWindrush
15 min walk
No bus stops within 400m

60

Walkability score

251

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria34 min ↓
Waterloo29 min ↓
Canary Wharf22 min ↓
City31 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

39

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)77
Nearest car park125m
Santander docks (800m)1
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Yellow Zone· no
391m
🅿️
Green Zone· no
461m
🅿️
Orange Zone· no
517m
🅿️
Blue Zone· no
540m
🅿️
Red Zone· no
568m

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: 16.0 µg/m³
Better than 60% of London
NoiseHIGH
road
Noisier 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 AONB45% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.8 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield854.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

9 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

23

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketChina Ark Market · 417 m
3 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)

0

Cinemas (2km)

853m

Post office

Nearby shops

Plough Way Supermarket146 m
Food Mart219 m
Surrey Meat And Grocery Store250 m
Co-op Food439 m

Nearby cafes

Hello Boba79 m
Caffe Pistachio128 m
La Casa del Caffe130 m
La Cigale142 m

Nearby restaurants

La Chingada100 m
Sen122 m
Ma Po132 m
Passage to India134 m

Nearby pubs

The Surrey Docks242 m
Whelans252 m
Fourpure Basecamp Taproom608 m
The Moby Dick643 m

Nearby gyms

Southwark Park Sports and Athletics Centre406 m
The London Fit Club416 m
Surrey Docks Watersports Centre495 m
MoreYoga498 m

Nearby pharmacies

Boots451 m
Superdrug542 m
Pepys Pharmacy739 m

Nearby health

Canada Water Dental Health864 m
Food hygiene (5-star)63% of 103

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

A

High street health

Registered businesses

CHISOFT CONSULTANCY LTD
VICTRACKSLRS LTD

Investment

Investment grade, yield and market outlook

79

Investment score

Strong

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Future outlook

44.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,404m
Crossrail 2 route6,184m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,954 nationally

2,114

Est. population

26,762/km²

61%

Employed

43%

Degree educated

£43,100

Median income

8.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

32

Community stability

Age profile

26%
30%
24%
13%
Under 1827%
18–3430%
35–4924%
50–6413%
65+7%

Tenure

29%
58%
Own outright5%
Own (mortgage)7%
Private rent29%
Social rent58%
Shared ownership1%
Rent free0%

Ethnicity

26%
20%
29%
White British26%
White Other20%
Asian10%
Black29%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household69%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent58%
Private rent29%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
12
Local approval rate
50%
Borough approval rate
89%
Historic landfill (400m)
1
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)
50
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

FORMER MOLINS SITE, FORMER MOLINS SITE, TRUNDLEYS ROAD, SE8212 homes
completed
SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD STREET, SE16 2TA146 homes
completed
Phase 1 Silwood Estate, Phase 1 Silwood Estate, Reculver Road, Alpine Road , Sketchley Gradens, SE16 2RD115 homes
completed
PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, RECULVER ROAD, SE16101 homes
completed
BALTIC QUAY, BALTIC QUAY, GREENLAND DOCK, SE1696 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
10.6%
Ward turnout
40%
Election year
2026
MP
Neil Coyle (Labour)
MP majority
7,787
Constituency
Bermondsey and Old Southwark

Councillors

Colin James BoyleGreen
Stephanie CryanLabour and Co-operative Party
Kath WhittamGreen

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Key facts for SE8 5AT

Full postcodeSE8 5AT
Postcode districtSE8
BoroughLondon Borough of Southwark
WardRotherhithe
Latitude51.490983
Longitude-0.045409
Parliamentary constituencyBermondsey and Old Southwark
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