Lewisham · Lewisham East constituency · 51.42923, 0.01676

BR1 5EQ— Lewisham

Location and area intelligence for BR1 5EQ, Lewisham

 

Schools 100%Safety 13/100Transport 43/100Yield 4.68%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
42
Safety
13
Schools
90
Transport
43
Environment
73
Investment
51

The bottom line

BR1 5EQ offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Do you have or plan to have school-age children?
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Location

BR1 5EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Socially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+582.0% vs London avg

Deep-dive guides for BR1 5EQ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌳 Good Parks⚠️ Very high crime
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How BR1 5EQ has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Knights Primary

Good · Inspected Dec 2023 · 5 min walk

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 2 min walk

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 82 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

443.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1340.4%

+484% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other33%
Violence & sexual offences21%
Anti-social behaviour15%
Vehicle crime7%
Drug offences7%
Theft6%
Robbery6%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

0

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bromley Fire Station · 2.5km

Crime is +582% above London average

Property

Prices, sales volume and market trends

Avg floor area64.7 m²

EPC breakdown

C
14%
D
10%
E
6%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 16%Terraced 66%Flat 19%

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£161,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+6.2%

Total change

+352%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.1%

per year

Acceleration

-92.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached15.6%
Terraced65.6%
Flat/maisonette18.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£62k£78k+25.8%2.3
Post-dot-com plateau2004–2004£162k£162k+0%3
Pre-crash peak2006–2007£168k£207k+23.2%2.5
GFC & correction2008–2011£250k£238k-4.8%1
Help-to-Buy recovery2014–2015£176k£298k+69.6%2.5
Brexit uncertainty2017–2018£296k£320k+8.3%1.5
Pandemic surge2020–2021£359k£300k-16.3%2.5
Rate-rise correction2022–2023£460k£280k-39.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
7.6%
District
6.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL

1a
1b
2
3
4
5
6a
6b
Below London average
Grove Park

Nearby stations

Grove ParkNational Rail
5 min walk
Beckenham Junction Tram StopTram
46 min walk
Lewisham DLR StationDLR
56 min walk
Beckenham Road Tram StopTram
59 min walk
Honor Oak Park Rail StationSouthern · Windrush
61 min walk
No bus stops within 400m

6

Walkability score

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf59 min ↑
City55 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)124
Nearest car park280m
Santander docks (800m)0
Nearest cycle dock4.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseLOW
none
Quieter than 70% of London
✗ Not Green Belt✗ Not AONB26% green space
More green space than 81% of London

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Insurance risk

Standard

Cost band

Low

Flood risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°C

Winter avg

Solar yield858.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ASHDOWN MEDICAL GROUP

7-9 MOORSIDE ROAD, DOWNHAM, BR1 5EP

7 min walk

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 714 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

343

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Downham Tavern (336 m)

Nearest supermarketCostcutter · 1.0 km
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Sainsbury's Local405 m
Tesco Express484 m
Budgens699 m
NSS Food & Wine1.0 km

Nearby cafes

Chai1.0 km

Nearby restaurants

Farmhouse Pizza Takeaway292 m
Something Fishy330 m
Subway693 m
Morley's999 m

Nearby pubs

Downham Tavern336 m

Nearby gyms

Anytime Fitness405 m
Downham Health & Leisure Centre479 m
Downham Leisure Centre500 m

Nearby health

Ashdown Medical Group471 m
Oakview Family Practice604 m
Baring Road Medical Centre714 m
HB Dental Practice984 m
Food hygiene (5-star)52% of 50

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

HEG CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

17.1

Price growth score

E

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,650m
Crossrail 2 route13,310m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,359 nationally

1,689

Est. population

60%

Employed

34%

Degree educated

£35,900

Median income

8.9%

Claimant rate

Socially diverse / deprived

41

Community stability

Age profile

27%
18%
25%
19%
Under 1827%
18–3418%
35–4925%
50–6419%
65+11%

Tenure

15%
23%
25%
37%
Own outright15%
Own (mortgage)23%
Private rent25%
Social rent37%
Shared ownership0%
Rent free0%

Ethnicity

38%
15%
26%
White British38%
White Other15%
Asian9%
Black26%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine26%
No car household44%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent37%
Private rent25%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
61%
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Politics

Local councillors and MP

MP
Janet Daby (Labour)

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Compare Lewisham with nearby boroughs:

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Key facts for BR1 5EQ

Full postcodeBR1 5EQ
Postcode districtBR1
BoroughLondon Borough of Lewisham
Latitude51.429229
Longitude0.016762
Parliamentary constituencyLewisham East
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey