Postcode · London

SE21 8LY area guide

Who lives in SE21 8LY, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: West Dulwich
Council: Lambeth
Region: London
Neighbourhood population: 1,625 (2024)

SE21 8LYLondon

At a glance

What SE21 8LY is like

SE21 8LY is a postcode in the West Dulwich area of Lambeth. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,625 people. 10.9% of households own their home, 12.5% rent privately and 76.4% are in social housing. The largest age group is 30–34, and 55.4% of adults are in work. It ranks among the more deprived parts of England. Higher-harm crime is broadly in line with the England and Wales average. Homes in SE21 8 sold for a median of £650,000 over the year to August 2026.

Scores

How SE21 8LY compares

Headline figures for SE21 8LY, set against England as a whole.

AffluenceMore

2.0/ 10

More deprived than most. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

6/ 10

Around the middle: 31.1 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£650,000

Median over 109 sales in SE21 8, +5.8% on the year before.

TransportMore

7.0/ 10

Very good: 8 stations within a mile, 39 bus stops within 800m.

SchoolsMore

95%

Rated good or better across 21 inspected schools within 1 mile.

Household incomeMore

£79,620

Average annual income before tax, higher than 93% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where SE21 8LY differs most from the national average.

01
A young populationPositive
22.2% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
02
More deprived than mostLook closer
Scores 2.0 out of 10 on the English Indices of Deprivation 2025 (where 1 is most deprived). Yields can be higher, but check tenant demand street by street.
03
A lot of social housingLook closer
76.4% of homes are social housing, against 17.1% across England.
04
Prices risingPositive
The median sale price in SE21 8 is up 5.8% on the year before.
05
Well connectedPositive
8 stations within a mile and 39 bus stops within a ten-minute walk.

Questions

SE21 8LY FAQs

Is SE21 8LY a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 2.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 31.1 per 1,000 people a year, band 6 of 10 nationally. 95% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in SE21 8LY?

The median sale price over the last year was £650,000.

Homes in SE21 8 sold for a median of £650,000 across 109 sales in the year to August 2026, +5.8% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is SE21 8LY safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 31.1 offences per 1,000 people a year around SE21 8LY, broadly in line with the 31.1 average across England and Wales, band 6 of 10.

Who lives in SE21 8LY?

Age, home ownership and housing from the census.

The largest age group is 30–34, at 8.9% of residents. 10.9% of households own their home. The most common property type is purpose-built flat (44.6%).

Which council covers SE21 8LY?

The local authority for SE21 8LY is Lambeth.

SE21 8LY comes under Lambeth in London. Council tax, planning applications and bin collections are handled there.

How well connected is SE21 8LY?

Connectivity scores 7.0 out of 10.

There are 39 bus stops within 800m and 8 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is West Dulwich Station, 0.5 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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