SE21 recorded a trajectory score of 42.1 out of 100, placing it in the 12th percentile nationally and indicating average growth prospects. The district is in early gentrification stages, with rental growth averaging 5.0% annually over five years, outpacing capital appreciation. Property prices declined at 0.6% annually over the same period, suggesting a divergence between rental and sales markets. Population growth remained minimal at 0.1% over five years, indicating limited demographic expansion. These metrics suggest SE21 exhibits rental yield characteristics rather than price growth potential, with cautious sentiment reflected in negative capital value trends despite modest population stability and rental income gains.
Domain breakdown
Subscribe to unlock domain scores
See plans from £20/moKey signals
- 1Property prices down 0.4% over 5 years (5yr CAGR)
- 2Rents growing at 5.0% per year
- 3Population growing at 0.1% per year
Nearby districts
What's changing in Dulwich · June 2026
The trajectory score moved up 1.8 points this month to 44/100, driven mainly by risk.
13 planning applications submitted in SE21 over the last six months.
Dulwich (SE21) common questions
Is Dulwich up and coming?
Praesago's gentrification model currently classifies Dulwich (SE21) as Early. Its trajectory score is 44/100 (Average), in the top 82% of districts nationally. The score is up 8.4 points over the last 12 months.
Is Dulwich safe?
Dulwich has a safety score of 71/100 on Praesago's index, based on police.uk recorded crime data.
What is the average house price in Dulwich?
The average property price in Dulwich (SE21) is £1.09m as of January 2026, based on UK House Price Index data. Prices have fallen at 0.4% per year over the last five years.
What is the average rent in Dulwich?
The median monthly rent in Dulwich (SE21) is £2,367 (2026), based on ONS private rental data.
Which areas are near Dulwich?
Neighbouring postcode districts include Tottenham (N17), East Dulwich (SE22), South Norwood (SE25), New Cross (SE14), Warlingham (CR6). Each has its own monthly data page on Praesago.
Generate a property report
Get a 10-page report for a specific address in Dulwich.
Monitor Dulwich
Get alerts when the trajectory score changes, new planning applications are submitted, or the gentrification stage shifts.
Related reading
Disclaimer: Praesago provides data analytics and market intelligence. Nothing on this platform constitutes financial advice, investment advice, or a personal recommendation. Property values can fall as well as rise. Past performance does not predict future results. Seek independent financial and legal advice before making property investment decisions.