Evelyn · Lewisham · Lewisham North constituency · 51.49277, -0.03951

SE16 7AB— Evelyn, Lewisham

Location and area intelligence for SE16 7AB, Evelyn, Lewisham

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 54/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
72
Schools
90
Transport
54
Environment
45
Investment
49

The bottom line

SE16 7AB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE16 7AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for SE16 7AB

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How SE16 7AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Deptford Park Primary School

Not yet inspected · 7 min walk

KS2: 101.0

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 14 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 191.3%

+10% vs borough

Crime by type

Other42%
Violence & sexual offences16%
Theft10%
Anti-social behaviour8%
Robbery8%
Burglary7%
Vehicle crime5%
Drug offences3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 963m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,676/m²
Price per ft²£620/ft²
Avg floor area73.9 m²

EPC breakdown

B
5%
C
30%
D
21%
E
5%

Based on 61 properties · Confidence: high

Street mix

Flat 100%

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£184,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+5.6%

Total change

+314%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.0%

per year

Acceleration

-21.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 175 sales

Property Type Mix

Total: 175 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£116k£147k+26.7%36
Post-dot-com plateau2001–2004£209k£250k+19.6%11.8
Pre-crash peak2005–2007£250k£282k+12.6%5
GFC & correction2008–2012£330k£295k-10.6%2.6
Help-to-Buy recovery2013–2016£333k£483k+45%3.5
Brexit uncertainty2017–2019£340k£500k+47.1%1.7
Pandemic surge2020–2021£397k£515k+29.7%1
Rate-rise correction2022–2023£414k£425k+2.7%1.5
Current market2024–2025£500k£480k-4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6%
District
6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
10.7 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
7 min walk
Surrey QuaysNational Rail
7 min walk
Canada Water Underground StationJubilee
11 min walk
Canada Water Rail StationWindrush
11 min walk
Rotherhithe Rail StationWindrush
16 min walk
No bus stops within 400m

54

Walkability score

219

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria44 min ↑
Waterloo38 min ≈
Canary Wharf30 min ↓
City42 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

36

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)33
Nearest car park94m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Yellow Zone· no
580m
🅿️
Green Zone· no
621m
🅿️
Orange Zone· no
678m
🅿️
Red Zone· no
691m
🅿️
Blue Zone· no
694m

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: 36.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.6 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

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
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

5 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketChina Ark Market · 335 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express134 m
Plough Way Deli161 m
Co-op Food213 m
Spar252 m

Nearby cafes

Wolfy's265 m
La Casa del Caffe356 m
Caffe Pistachio385 m
Hello Boba407 m

Nearby restaurants

The Pear Tree228 m
Bellucci302 m
Babzen316 m
Pizza Hut Delivery323 m

Nearby pubs

The Moby Dick299 m
The Surrey Docks477 m
Whelans554 m
Ship & Whale587 m

Nearby gyms

Surrey Docks Watersports Centre86 m
Surrey Docks Fitness & Water Sports Centre104 m
The London Fit Club178 m
Nuforma Pilates225 m

Nearby pharmacies

Pepys Pharmacy474 m
Boots547 m
Superdrug625 m

Nearby health

Lind Clinic527 m
Canada Water Dental Health867 m
Surrey Docks Dental Practice929 m
Food hygiene (5-star)58% of 67

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

49

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

75.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,784m
Crossrail 2 route6,269m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,854 nationally

1,604

Est. population

17,461/km²

83%

Employed

80%

Degree educated

£44,200

Median income

1.2%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

55%
28%
Under 189%
18–3455%
35–4928%
50–644%
65+3%

Tenure

38%
41%
Own outright7%
Own (mortgage)38%
Private rent41%
Social rent13%
Shared ownership1%

Ethnicity

27%
37%
18%
White British27%
White Other37%
Asian18%
Black7%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine7%
No car household75%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent41%
Social rent13%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
10
Local approval rate
67%
Borough approval rate
61%
Historic landfill (400m)
5
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)
20
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT679 homes
completed
MARINE WHARF WEST, MARINE WHARF WEST, PLOUGH WAY, SE16 7UE532 homes
completed
MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, PLOUGH WAY, SE16225 homes
completed
FORMER EAST COUNTRY YARD SITE, FORMER EAST COUNTRY YARD SITE, PLOUGH WAY, SE16222 homes
completed
SWEDISH QUAYS, SWEDISH QUAYS, ROPE STREET, SE1696 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.4%
Ward turnout
27%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Will CooperLabour
Rudi SchmidtLabour
Hau-Yu TamLabour

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Key facts for SE16 7AB

Full postcodeSE16 7AB
Postcode districtSE16
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.492773
Longitude-0.039513
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