Neighbourhood · Lambeth

West Dulwich: house prices and how the area is changing

Official figures for the West Dulwich neighbourhood of Lambeth, England (ONS area Lambeth 025). Headline figures assembled 5 October 2026. Additional local information checked 13 October 2026. Postcodes SE21, SE24, SE27, SW2. Figures that read a point use the neighbourhood's centre, near SE21 8LA.

A middle-income neighbourhood, with signals pointing away from gentrification

West Dulwich is a middle-income neighbourhood. But area signals point away from gentrification against Lambeth (3 of 21 signals falling, none rising). Houses here typically resell for £950,000 and flats for £470,000 (median resale prices, 2023-2025). Recorded crime is lower than across Lambeth (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Tulse Hill, is about a 6-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£950,000

Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£470,000

Median resale price of flats in the neighbourhood, 2023-2025; +8% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.14; 0 of 21 signals up, 3 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 2 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£79,600

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.6 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where West Dulwich sits in Lambeth

Typical house price: 13th lowest of the 32 neighbourhoods in Lambeth with enough house sales for one
Typical flat price: 16th highest of 35 neighbourhoods in Lambeth
Average household income: 9th highest of 35 neighbourhoods in Lambeth

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in West Dulwich

Median resale price of houses each year here and across Lambeth, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Lambeth, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

0 of 21 counted signals point towards rising affluence against Lambeth, 3 the other way and 18 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Falling behind the borough

Homes improving their energy rating
Catching up with neighbouring areas
Borough against the region

Stations and schools nearby

Nearest station

Tulse Hill Railway station, about a 6-minute walk from the neighbourhood's centre (440 m in a straight line). About 16 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Bridge (about 19 min); Thameslink and Southern to Sutton (London) (21 to 27 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Rosendale Primary School 420 m from the neighbourhood's centre. Ofsted: Outstanding (Apr 2024).
Nearest state secondary school The Elmgreen School 520 m from the neighbourhood's centre. Ofsted: Good (Jun 2022).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about West Dulwich

What is the typical house price in West Dulwich?

£950,000. Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.

How does West Dulwich compare with the rest of Lambeth?

Typical house price: 13th lowest of the 32 neighbourhoods in Lambeth with enough house sales for one. Typical flat price: 16th highest of 35 neighbourhoods in Lambeth. Average household income: 9th highest of 35 neighbourhoods in Lambeth.

Is West Dulwich an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is West Dulwich gentrifying?

Moving the other way. Weighted balance -0.14; 0 of 21 signals up, 3 down, against the borough.

What is the nearest station to West Dulwich?

Tulse Hill. Railway station, about a 6-minute walk from the neighbourhood's centre (440 m in a straight line). About 16 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Bridge (about 19 min); Thameslink and Southern to Sutton (London) (21 to 27 min).

Which state schools are nearest to West Dulwich?

Nearest state primary school. Rosendale Primary School. 420 m from the neighbourhood's centre. Ofsted: Outstanding (Apr 2024). Nearest state secondary school. The Elmgreen School. 520 m from the neighbourhood's centre. Ofsted: Good (Jun 2022).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in West Dulwich?

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.