Neighbourhood · Southwark
East Dulwich: house prices and how the area is changing
Official figures for the East Dulwich neighbourhood of Southwark, England (ONS area Southwark 030). Headline figures assembled 13 October 2026. Postcodes SE21, SE22. Figures that read a point use the neighbourhood's centre, near SE22 8HB.
One of the most affluent neighbourhoods in England, showing clear signs of gentrification
East Dulwich is one of the most affluent neighbourhoods in England; it shows clear signs of gentrification against Southwark (4 of 21 signals rising, none falling). Houses here typically resell for £1,175,000 and flats for £545,000 (median resale prices, 2023-2025). Recorded crime is lower than across Southwark (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, East Dulwich, is about a 10-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
£1,175,000
Median resale price of houses in the neighbourhood, 2023-2025; +33% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£545,000
Median resale price of flats in the neighbourhood, 2023-2025; +7% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
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
Clear signs
Weighted balance +0.20; 4 of 21 signals up, 0 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 7 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 4 to 7.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£90,700
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 East Dulwich sits in Southwark
- Typical house price: 3rd highest of the 21 neighbourhoods in Southwark with enough house sales for one
- Typical flat price: 4th highest of 34 neighbourhoods in Southwark
- Average household income: 3rd highest of 34 neighbourhoods in Southwark
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 East Dulwich
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
4 of 21 counted signals point towards rising affluence against Southwark, 0 the other way and 17 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.
Rising against the borough
- Anti-social behaviour
- Home improvement applications
- Catching up with neighbouring areas
- Benefit claims (DWP)
Stations and schools nearby
Nearest station
- East Dulwich Railway station, about a 10-minute walk from the neighbourhood's centre (750 m in a straight line). About 8.3 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Bridge (about 13 min) and Beckenham Junction (about 29 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 Harris Primary Academy East Dulwich 60 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (May 2023).
- Nearest state secondary school The Charter School East Dulwich 510 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (May 2024). Ofsted plans a full inspection next.
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 East Dulwich
What is the typical house price in East Dulwich?
£1,175,000. Median resale price of houses in the neighbourhood, 2023-2025; +33% against 2017-2019.
How does East Dulwich compare with the rest of Southwark?
Typical house price: 3rd highest of the 21 neighbourhoods in Southwark with enough house sales for one. Typical flat price: 4th highest of 34 neighbourhoods in Southwark. Average household income: 3rd highest of 34 neighbourhoods in Southwark.
Is East Dulwich an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is East Dulwich gentrifying?
Clear signs. Weighted balance +0.20; 4 of 21 signals up, 0 down, against the borough.
What is the nearest station to East Dulwich?
East Dulwich. Railway station, about a 10-minute walk from the neighbourhood's centre (750 m in a straight line). About 8.3 trains an hour leave between 07:00 and 19:00 on a weekday: Southern to London Bridge (about 13 min) and Beckenham Junction (about 29 min).
Which state schools are nearest to East Dulwich?
Nearest state primary school. Harris Primary Academy East Dulwich. 60 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Outstanding (May 2023). Nearest state secondary school. The Charter School East Dulwich. 510 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (May 2024). Ofsted plans a full inspection next.
Each answer repeats a figure shown above, with its source there.
Thinking of buying in East Dulwich?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Southwark
- Peckham Rye Common
- Herne Hill & Dulwich Park
- Dulwich Hill
- North Dulwich
- Peckham Rye
- Camberwell South
- Nunhead North
- Nunhead South & Newlands
- All 34 neighbourhoods in Southwark
Postcode districts
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.