Brockley · Lewisham · Lewisham North constituency · 51.47285, -0.03055

SE14 6QL— Brockley, Lewisham

Location and area intelligence for SE14 6QL, Brockley, Lewisham

The practical family move

 

Top 13% LondonSchools 100%Safety 78/100Transport 60/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
78
Schools
90
Transport
60
Environment
61
Investment
62

The bottom line

SE14 6QL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE14 6QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for SE14 6QL

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

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Postcode Personality

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“The practical family move”

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How SE14 6QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oak Gardens Primary School

Good · Inspected Jan 2023 · 3 min walk

KS2: 104.9

—

Secondary

Addey and Stanhope School

Not yet inspected · 3 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.3 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+6% vs borough

Crime by type

Other35%
Violence & sexual offences22%
Anti-social behaviour17%
Burglary7%
Drug offences5%
Robbery5%
Vehicle crime5%
Theft4%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 1.4km

Crime is +24% 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.

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,586/m²
Price per ft²£426/ft²
Avg floor area80.6 m²

EPC breakdown

C
22%
D
29%
E
6%
F
1%

Based on 58 properties · Confidence: high

Street mix

Semi 2%Terraced 44%Flat 50%Other 4%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

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 yield854 kWh/kWp/yr
Rebuild cost estimate£201,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.2%

Total change

+248%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-55.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached1.9%
Terraced46.2%
Flat/maisonette51.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£109k+17.9%2.3
Post-dot-com plateau2001–2004£132k£220k+66.7%4.2
Pre-crash peak2005–2006£139k£175k+26.4%3
GFC & correction2008–2012£225k£366k+62.8%1.3
Help-to-Buy recovery2013–2016£435k£285k-34.5%2
Brexit uncertainty2017–2018£550k£677k+23%1
Pandemic surge2020–2021£353k£700k+98.6%2.5
Rate-rise correction2022–2022£295k£295k+0%1
Current market2024–2025£400k£320k-20%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
6.9 min walk
New Cross

Nearby stations

New CrossNational Rail
5 min walk
New Cross ELL Rail StationWindrush · Southeastern
5 min walk
Deptford Bridge DLR StationDLR
7 min walk
New Cross Gate Rail StationWindrush · Southern
9 min walk
Brockley Rail StationSouthern · Windrush
13 min walk
No bus stops within 400m

62

Walkability score

248

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge ★21 min
Victoria43 min ↑
Waterloo36 min ↓
Canary Wharf30 min ↓
City33 min ↓

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

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park333m
Santander docks (800m)0
Nearest cycle dock1.2 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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence 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 yield854.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

5 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

412

Parks (1km)

52

Restaurants (800m)

28

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

6

Convenience

Nearest supermarketAsda · 402 m
2 tennis courts3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

2

Libraries (1km)

1

Cinemas (2km)

212m

Post office

Nearby shops

Costcutter74 m
John's Newsagents193 m
Halal Meat Centre197 m
Cyprus Food Centre253 m

Nearby cafes

7oz Coffee284 m
The Vale Boulangerie295 m
El Señorio Criollo319 m
Zelish's Cafe349 m

Nearby restaurants

Red Planet Pizza77 m
Magic Foods Plc78 m
Mr. Wings103 m
Morley's225 m

Nearby pubs

The Flower of Kent74 m
Royal George165 m
Royal Standard246 m
The Fat Walrus282 m

Nearby gyms

Iyengar Yoga Institute South London300 m
Kindred Yoga471 m
Goldsmiths Gym479 m
Indoor Sports court479 m

Nearby pharmacies

Krisons356 m
New Cross Pharmacy480 m
Lockyer Pharmacy1.2 km

Nearby health

Deptford Surgery352 m
Waldron Dental Clinic515 m
New Cross Gate Dialysis Unit802 m
Food hygiene (5-star)36% of 198

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

62

Investment score

Good

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

72.3

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route168m
Crossrail 2 route8,269m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,792 nationally

1,893

Est. population

11,255/km²

53%

Employed

45%

Degree educated

£41,600

Median income

6.2%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

24%
44%
17%
Under 1824%
18–3444%
35–4917%
50–6411%
65+5%

Tenure

17%
46%
29%
Own outright7%
Own (mortgage)17%
Private rent46%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

32%
17%
26%
White British32%
White Other17%
Asian10%
Black26%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine17%
No car household67%
Unemployed9%
No qualifications11%

Housing tenure (Census 2021)

Private rent46%
Social rent29%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
23
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
47
Largest scheme
310 homes · SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, LAND BETWEEN, STANLEY STREET, MORNINGTON RD, GLENVILLE GR, DOUGLAS WAY, SE8262 homes
completed
120, 122a & 136, 120, 122a & 136, TANNERS HILL, SE8 4QD58 homes
completed
459-463, 459-463, New Cross Road, SE14 6TA40 homes
completed
VACANT SITE ADJACENT RAILWAY LINE, VACANT SITE ADJACENT RAILWAY LINE, NEW CROSS ROAD, PAGNELL STREET, SE1431 homes
completed
165-169, 165-169, LEWISHAM WAY, SE422 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Sian EilesLabour
Ayesha Lahai-TaylorLabour
Stephen PenfoldLabour

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Key facts for SE14 6QL

Full postcodeSE14 6QL
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.472848
Longitude-0.030547
Parliamentary constituencyLewisham North
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