Rotherhithe · Southwark · Bermondsey and Old Southwark constituency · 51.49158, -0.04253

SE8 5ED— Rotherhithe, Southwark

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 61/100Yield 5.31%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
72
Schools
90
Transport
61
Environment
57
Investment
76

The bottom line

SE8 5ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

SE8 5ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+22.6% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for SE8 5ED

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

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Postcode Personality

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

“High-connectivity investment target”

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How SE8 5ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Deptford Park Primary School

Not yet inspected · 6 min walk

KS2: 101.0

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 15 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.8 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 986.7%

-24% vs borough

Crime by type

Anti-social behaviour23%
Violence & sexual offences19%
Other18%
Theft14%
Vehicle crime10%
Burglary6%
Drug offences5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 959m

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area80 m²

EPC breakdown

B
1%
C
3%
D
1%

Based on 5 properties · Confidence: low

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£200,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2014–2024 · CAGR

+2.8%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2014£320k£320k+0%1
Current market2024–2024£420k£420k+0%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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
10.2 min walk
Surrey Quays

Nearby stations

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

60

Walkability score

187

Footpaths (500m)

1

Santander docks (800m)

0.7 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

37

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)33
Nearest car park59m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Yellow Zone· no
456m
🅿️
Green Zone· no
516m
🅿️
Orange Zone· no
577m
🅿️
Blue Zone· no
598m
🅿️
Red Zone· no
612m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.8 km

Energy

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

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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 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

7 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 · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Surrey Docks (314 m)

Nearest supermarketChina Ark Market · 280 m
3 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

0

Libraries (1km)

0

Cinemas (2km)

946m

Post office

Nearby shops

Plough Way Supermarket128 m
Food Mart163 m
Co-op Food251 m
Tesco Express332 m

Nearby cafes

La Casa del Caffe144 m
Caffe Pistachio177 m
Hello Boba179 m
La Cigale245 m

Nearby restaurants

Bellucci105 m
Babzen114 m
Pizza Hut Delivery118 m
Passage to India140 m

Nearby pubs

The Surrey Docks314 m
Whelans372 m
The Moby Dick479 m
The Victoria695 m

Nearby gyms

The London Fit Club220 m
Surrey Docks Watersports Centre299 m
MoreYoga313 m
Surrey Docks Fitness & Water Sports Centre319 m

Nearby pharmacies

Boots470 m
Superdrug562 m
Pepys Pharmacy568 m

Nearby health

Lind Clinic626 m
Canada Water Dental Health863 m
Food hygiene (5-star)66% of 96

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

DA PROPERTY LIMITED
WECARE HEALTH SERVICES LIMITED

Investment

Investment grade, yield and market outlook

76

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 score20/100
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

48.2

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,564m
Crossrail 2 route6,250m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,883 nationally

1,969

Est. population

19,951/km²

65%

Employed

54%

Degree educated

£51,500

Median income

5.6%

Claimant rate

Inner cityVery high densityMixed

34

Community stability

Age profile

17%
37%
21%
15%
Under 1817%
18–3437%
35–4921%
50–6415%
65+10%

Tenure

16%
31%
43%
Own outright7%
Own (mortgage)16%
Private rent31%
Social rent43%
Shared ownership3%
Rent free0%

Ethnicity

33%
23%
23%
White British33%
White Other23%
Asian10%
Black23%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household62%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent43%
Private rent31%

vs. London

Income vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
11
Local approval rate
50%
Borough approval rate
89%
Historic landfill (400m)
4
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)
54
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT679 homes
completed
FORMER MOLINS SITE, FORMER MOLINS SITE, TRUNDLEYS ROAD, SE8212 homes
completed
BALTIC QUAY, BALTIC QUAY, GREENLAND DOCK, SE1696 homes
completed
50-52, 50-52, Trundleys Road, SE8 5JG88 homes
completed
Tavern Quay Commercial Centre, Tavern Quay Commercial Centre, Rope Street, SE16 7TX75 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 5ED

Full postcodeSE8 5ED
Postcode districtSE8
BoroughLondon Borough of Southwark
WardRotherhithe
Latitude51.491583
Longitude-0.042531
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