Kincaid Road
Southwark, Greater London, England
Reality check: Good connectivity and walkability suit a professional lifestyle. Safety score of 25 is worth considering, especially at night. The environment (35/100) is urban and dense — not for everyone.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Decent connectivity, but some areas could be better.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Market data is decent (liquidity 50, market 80). but no clear growth trend limits upside.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (35). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £375,000, affordability is the main stretch. Transport (90) and services (48) help.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
How Life Works Here
Kincaid Road is located in Southwark, near London, Greater London. Crime is a significant concern, with 365 incidents recorded in 12 months — well above the national average. Anti-social behaviour dominates reports. 130 violent offences were recorded (36% of total). Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The closest is Klean Kut Barbers (hairdresser, 27m). Transport connections are strong, with rail and bus links nearby. The nearest stop (Carlton Grove) is 270m away. The median property price is £375,000. Based on 11 transactions recorded since 2014. Rented accommodation predominates. There are 23 schools within 2 km, 22 rated Good or Outstanding by Ofsted. 5 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 35m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. The profile suggests appeal to both young professionals and property investors. Some market indicators point to a cooling trend. Overall, this street scores 56 out of 100 for liveability, above the district average. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Flat/Maisonette | Leasehold | Market: stable
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Nearby Amenities
Public Services Nearby
Public facilities within walking distance from Kincaid Road, with detailed information for each.
gyms & sports centres (2)
- Flying Fantastic 679m · 8 min walk
- The Yard 766m · 10 min walk
hospitals (2)
- Acuherbal 504m · 6 min walk
- Sunshine House 1458m · 18 min walk
libraries (4)
- Peckham Library 472m · 6 min walk
- Nunhead Library 1183m · 15 min walk
- Blue Anchor Library 1840m · 23 min walk
- Grove Vale Library 1939m · 24 min walk
parks & green spaces (2)
- Kings Grove Community Garden 312m · 4 min walk
- Cossall Park 452m · 6 min walk
schools (5)
- Nell Gwynn Nursery School 35m · 0 min walk
- Harris Primary Academy Peckham Park 176m · 2 min walk
- John Donne Primary School 435m · 5 min walk
- Bird In Bush School 471m · 6 min walk
- St Francis RC Primary School 503m · 6 min walk
Transport Links
Similar Streets
- Peckham High Street — Southwark55
- Blenheim Grove — Southwark55
- Layard Square — Southwark54
- Royal Oak Yard — Southwark53
- Bronti Close — Southwark44
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: