Mostly settled, middle-aged homeowners who bought a house here and see no reason to leave. Three in four own their homes. The typical resident is nearly fifty. Students barely register. Almost everyone has already done the moving they plan to do.
Every population figure below comes from the 2021 census, covering the East Peckham area rather than the village centre alone. About 75% of households own their home. About 14% rent privately and about 10% rent from a council or housing association. For renters, that's not much choice. For owners, it means neighbours who stay put long enough to know which bins are yours.
The median age is 49. Only about 19% of residents are aged 25 to 44, the years when most people are building careers and having children. Those people are here, but outnumbered, and the school gate is quieter than the pub.
The Office for National Statistics modelled typical household income across the area at about £74,000 before tax, for the financial year to March 2023. That's a modelled figure for a few years ago, not a current salary survey. It's the income of households that finished stretching for a mortgage some time ago.
About 24% of households are one person living alone, and about 13% are a pensioner living alone. The pensioners are counted within the first figure, not on top of it. Couples with dependent children make up about 21% of households and lone parents about 9%. So the population is part family and part older households, and the older half is the one that stays longest.
About 32% of residents hold a degree-level qualification and about 16% have no formal qualifications. Full-time students make up about 2%. There's no university crowd and no bedsit end of the village. Most people here finished education a long time ago.
Very few residents live anywhere but a private household, so care homes and similar don't distort any of these shares.
East Peckham is an ordinary place, owned by the people who live in it, and it doesn't change much from one year to the next. If you want a lively, mixed street, look elsewhere. If you want neighbours who'll still be here in a decade, this is that kind of village.