Lewisham · Lewisham East constituency · 51.43106, 0.01441

BR1 5JF— Lewisham

Location and area intelligence for BR1 5JF, Lewisham

 

Schools 100%Safety 13/100Transport 35/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
40
Safety
13
Schools
90
Transport
35
Environment
67
Investment
36

The bottom line

BR1 5JF offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 50 min to city — above average for this zone.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how BR1 5JF scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

BR1 5JF

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 5JF

🛡️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⚠️ Very high crime
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How BR1 5JF 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 · 3 min walk

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 4 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 79 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Bromley Fire Station · 2.7km

Crime is +582% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

BR1 district median

£336,500

Based on 260 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,142/m²
Price per ft²£478/ft²
Avg floor area67.6 m²

EPC breakdown

C
14%
D
15%
E
3%
F
2%

Based on 34 properties · Confidence: high

Street mix

Terraced 85%Flat 15%

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£169,000
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, 200 mm loft insulation
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

1997–2025 · CAGR

+6.7%

Total change

+513%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-4.55

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 39 sales

Property Type Mix

Total: 39 sales

Terraced84.6%
Flat/maisonette15.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£56k£85k+50.2%2
Post-dot-com plateau2001–2004£98k£150k+53.1%1
Pre-crash peak2005–2007£180k£187k+3.9%3
GFC & correction2008–2012£135k£171k+26.7%1.3
Help-to-Buy recovery2013–2016£178k£294k+65.2%2
Brexit uncertainty2017–2018£318k£310k-2.5%1
Pandemic surge2020–2021£300k£360k+20%2
Rate-rise correction2022–2023£330k£345k+4.5%1.5
Current market2025–2025£345k£345k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+85.9% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+85.9% α
Local
93%
District
7.1%
Terraced+0.3% α
Local
7.1%
District
6.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing3
Trend Position75

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
6 min walk
Beckenham Junction Tram StopTram
45 min walk
Lewisham DLR StationDLR
52 min walk
Honor Oak Park Rail StationSouthern · Windrush
58 min walk
Beckenham Road Tram StopTram
59 min walk
No bus stops within 400m

9

Walkability score

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

Canary Wharf55 min ↑
City ★50 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

19

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)124
Nearest car park430m
Santander docks (800m)0
Nearest cycle dock4.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB6% green space
Below average green space

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

4

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 598 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

343

Parks (1km)

3

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 (433 m)

Nearest supermarketCostcutter · 1.2 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)

1.5km

Post office

Nearby shops

Budgens444 m
Sainsbury's Local466 m
Tesco Express493 m

Nearby restaurants

Farmhouse Pizza Takeaway364 m
Subway438 m
Something Fishy464 m

Nearby pubs

Downham Tavern433 m

Nearby gyms

Anytime Fitness461 m
Downham Health & Leisure Centre565 m
Downham Leisure Centre580 m

Nearby health

Oakview Family Practice455 m
Ashdown Medical Group587 m
Baring Road Medical Centre598 m
Food hygiene (5-star)48% of 54

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

DALE CONSTRUCTION LTD
EMAXX VENTURES LTD

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30

Price growth score

D
High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,473m
Crossrail 2 route13,070m

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
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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Key facts for BR1 5JF

Full postcodeBR1 5JF
Postcode districtBR1
BoroughLondon Borough of Lewisham
Latitude51.431059
Longitude0.014412
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