Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.44374, -0.04930

SE23 1AA— Crofton Park, Lewisham

Location and area intelligence for SE23 1AA, Crofton Park, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 67/100Transport 40/100Low yield 2.68%

Best for: Families

Compare areas

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

Liveability
56
Safety
67
Schools
90
Transport
40
Environment
70
Investment
38

The bottom line

SE23 1AA offers exceptional schools (100% Good/Outstanding) and low crime at £637,300 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE23 1AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+22.6% vs London avg
vs London income+10.5% vs London avg
vs London crime+69.0% vs London avg

Deep-dive guides for SE23 1AA

🛡️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 Safe

“Strong, well-rated schools nearby”

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How SE23 1AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dalmain Primary School

Not yet inspected · Inspected Nov 2024 · 5 min walk

KS2: 104.8

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 16 min walk

P8: +0.31A8: 50.7

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

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

109.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1133.3%

+45% vs borough

Crime by type

Other37%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime9%
Drug offences4%
Burglary4%
Robbery3%
Theft2%

Stop & search

1.2

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: Fire Station · 313m

Crime is +69% above London average

Property

2 Jul

Prices, sales volume and market trends

£637,300

Median sale price

Above London median by 23%

£637,300 is 23% above the London median (£520,000)

+74.1%

This year

Terraced

Dominant type

Price history

5-year change
+3.6%
Sales (24 months)12
New build0.0%
Avg detached£825,000
Avg semi-detached£835,000
Avg terraced£772,300
Avg flat£462,500
Price per m²£7,498/m²
Price per ft²£697/ft²
Avg floor area86.6 m²

EPC breakdown

B
12%
C
17%
D
22%
E
6%
F
2%

Based on 59 properties · Confidence: high

Street mix

Semi 5%Terraced 47%Detached 4%Flat 43%Other 2%

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

Stamp duty

Standard buyer£19,365
First-time buyerFTB
£19,365
Additional propertyBTL/2nd
£38,484

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

13.7×

Price-to-income

£3,188/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Rebuild cost estimate£216,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.7%

Total change

+1228%

Market Activity

Price Velocity & Acceleration

Current Velocity

+74.1%

per year

Acceleration

+78.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 84 sales

Property Type Mix

Total: 84 sales

Detached3.6%
Semi-detached4.8%
Terraced47.6%
Flat/maisonette44%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£99k+50.8%2.3
Post-dot-com plateau2001–2004£120k£186k+54.8%1.8
Pre-crash peak2005–2007£184k£316k+71.8%4.3
GFC & correction2010–2012£205k£385k+87.8%2.3
Help-to-Buy recovery2013–2016£500k£423k-15.3%4
Brexit uncertainty2017–2019£476k£647k+35.7%3.5
Pandemic surge2020–2021£360k£615k+70.8%3.5
Rate-rise correction2022–2022£413k£413k+0%3
Current market2024–2026£525k£870k+65.7%4.7

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
7.9%
District
7.9%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Forest Hill→ London Bridge· 6 tph
17 min

Nearby stations

Forest Hill Rail StationSouthern · Windrush
7 min walk
Forest HillNational Rail
7 min walk
Honor Oak Park Rail StationSouthern · Windrush
9 min walk
Sydenham Rail StationWindrush · Southern
23 min walk
Brockley Rail StationSouthern · Windrush
31 min walk
No bus stops within 400m

43

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria52 min ↑
Waterloo47 min ↑
Canary Wharf39 min ↓
City48 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park420m
Santander docks (800m)0
Nearest cycle dock3.1 km

Nearby car parks

🅿️
Forest Hill Station Carpark· yes
557m
🅿️
Perry Vale Car Park
715m

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: 15.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Croham Hurst SSSI — 10.4 km

Energy

Solar: 856 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 yield856.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

36 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 183 m

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)

1000m

Post office

Nearby shops

Wine Merchant267 m
West 9 Food & Wine511 m
Sainsbury's Local709 m
One Stop719 m

Nearby cafes

Lazy Chef549 m
St David Coffee House556 m
From the Forest587 m
The Guava Kitchen600 m

Nearby restaurants

Golden City263 m
Greggs350 m
New Island455 m
Morley's460 m

Nearby pubs

Railway Telegraph223 m
General Napier380 m
The Honor Oak490 m
JK Banquets512 m

Nearby gyms

Energie604 m
Forest Hill Pools945 m
Club House1.0 km

Nearby health

Dental Beauty Forest Hill330 m
Jenner Health Centre523 m
London Dental Arts635 m
Honor Oak Dentistry712 m
Food hygiene (5-star)47% of 81

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

38

Investment score

Weak

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

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

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

41.2

Price growth score

D
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,042m
Crossrail 2 route8,492m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,685 nationally

1,686

Est. population

9,617/km²

64%

Employed

46%

Degree educated

£46,400

Median income

9.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

23%
25%
24%
17%
Under 1823%
18–3425%
35–4924%
50–6417%
65+11%

Tenure

25%
26%
35%
Own outright12%
Own (mortgage)25%
Private rent26%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

38%
30%
White British38%
White Other13%
Asian7%
Black30%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent35%
Private rent26%

vs. London

Income vs London+10.5%
Price vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
56
Largest scheme
27 homes · FORMER TYROLS PUBLIC HOUSE, 149-149A, FORMER TYROLS PUBLIC HOUSE, 149-149A, STANSTEAD ROAD, SE23
Pipeline pressure
NONE

Named schemes (500m)

FORMER TYROLS PUBLIC HOUSE, 149-149A, FORMER TYROLS PUBLIC HOUSE, 149-149A, STANSTEAD ROAD, SE2327 homes
completed
LAND AT WALDRAM CRESCENT TO THE REAR OF 1-17 STANSTEAD RD LONDON, SE2322 homes
completed
MORTIMER HOUSE & MORTIMER COTTAGE, 65-77, MORTIMER HOUSE & MORTIMER COTTAGE, 65-77, MALHAM ROAD, WASTDALE ROAD (19-29), SE2318 homes
completed
174, 174, DEVONSHIRE ROAD, SE2312 homes
completed
14, 14, WASTDALE ROAD, SE23 1HN9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.2%
Ward turnout
41%
Election year
2022
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Tauseef AnwarLabour
Chris BarnhamLabour
Carol Webley-BrownLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£637,300)

£19,365

Standard buyer

£19,365

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE23 1AA

Full postcodeSE23 1AA
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.443738
Longitude-0.049298
Parliamentary constituencyLewisham West and East Dulwich
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