Lewisham · Lewisham East constituency · 51.42822, -0.00650

BR1 5RB— Lewisham

Location and area intelligence for BR1 5RB, Lewisham

The family fortress

 

Schools 75%Safety 76/100Transport 39/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
76
Schools
90
Transport
39
Environment
65
Investment
37

The bottom line

BR1 5RB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

BR1 5RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Established mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-8.6% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for BR1 5RB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How BR1 5RB has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John Baptist Southend Church of England Primary School

Good · Inspected Jan 2020 · 5 min walk

—

Secondary

Bonus Pastor Catholic College

Not yet inspected · 5 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 53 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

89.6 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+18% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime13%
Drug offences6%
Burglary6%
Robbery4%
Theft2%

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: Lewisham Fire Station · 3.2km

Crime is +38% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,162/m²
Price per ft²£573/ft²
Avg floor area81 m²

EPC breakdown

C
3%
D
13%
E
4%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 61%Terraced 34%Detached 5%

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£202,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+507%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.5%

per year

Acceleration

+20.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Detached5.4%
Semi-detached59.5%
Terraced35.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£135k+63.6%1.7
Post-dot-com plateau2001–2004£160k£184k+15%2
Pre-crash peak2005–2007£243k£250k+3.1%2.3
GFC & correction2009–2011£214k£249k+16.1%1
Help-to-Buy recovery2014–2016£300k£223k-25.7%1.3
Brexit uncertainty2017–2019£400k£360k-10%2
Pandemic surge2020–2020£390k£390k+0%2
Current market2025–2025£501k£501k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Weakest performer

Semi-detached

-0.4% alpha

Terraced+0.2% α
Local
5.6%
District
5.4%
Semi-detached-0.4% α
Local
7.9%
District
8.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL

1a
1b
2
3
4
5
6a
6b
Below London average
Beckenham Hill

Nearby stations

Beckenham HillNational Rail
10 min walk
Beckenham Junction Tram StopTram
30 min walk
Beckenham Road Tram StopTram
41 min walk
Sydenham Rail StationWindrush · Southern
42 min walk
Forest Hill Rail StationSouthern · Windrush
43 min walk
No bus stops within 400m

33

Walkability score

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge ★39 min
Victoria53 min ↑
Waterloo50 min ↑
Canary Wharf54 min ↑
City52 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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park432m
Santander docks (800m)0
Nearest cycle dock4.1 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: 29.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
✗ Not Green Belt✗ Not AONB44% green space
More green space than 93% 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

SEVENFIELDS PCN GPEA

GOLDSMITHS COMMUNITY CENTRE, CASTILLON ROAD, SE6 1QD

13 min walk

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalBaring Road Medical Centre · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketBest Food Mega Mart · 367 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

548m

Post office

Nearby shops

Costcutter267 m
Lando's Family Butchers273 m
Ganesha Supermarket326 m
Cakes & Bakes392 m

Nearby cafes

Caffe Cinos360 m
Mega Breakfast366 m
Cafe Treat & Bistro417 m
George's Cafe554 m

Nearby restaurants

Wing It Up253 m
Ganesha Restaurant333 m
Greggs345 m
Honey Pot360 m

Nearby gyms

Ten-Em-Bee Sports Development Centre829 m
Bellingham Bowling Club872 m
Beckenham Place Park Lake1.0 km

Nearby pharmacies

Day Lewis Pharmacy437 m
Brownes Pharmacy525 m
Duncan's Chemist900 m

Nearby health

Arkh View399 m
Food hygiene (5-star)42% of 43

Business

Local businesses registered here

Active businesses
3
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

E

High street health

Registered businesses

INSTANISHAN LTD
SMART LX LTD
ZH ELECTRICAL SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

37

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.6

Price growth score

D

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,043m
Crossrail 2 route11,931m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,084 nationally

1,785

Est. population

63%

Employed

38%

Degree educated

£38,400

Median income

6.2%

Claimant rate

Established mixed

54

Community stability

Age profile

26%
19%
21%
21%
13%
Under 1826%
18–3419%
35–4921%
50–6421%
65+13%

Tenure

30%
43%
19%
Own outright30%
Own (mortgage)43%
Private rent19%
Social rent7%
Shared ownership1%

Ethnicity

29%
15%
27%
White British29%
White Other13%
Asian15%
Black27%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household24%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent19%
Social rent7%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
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 5RB

Full postcodeBR1 5RB
Postcode districtBR1
BoroughLondon Borough of Lewisham
Latitude51.428224
Longitude-0.006500
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