Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.44443, -0.04429

SE23 1BB— Crofton Park, Lewisham

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

 

Schools 100%Safety 67/100Transport 39/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
57
Safety
67
Schools
90
Transport
39
Environment
70
Investment
38

The bottom line

SE23 1BB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE23 1BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE23 1BB

🛡️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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How SE23 1BB 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 · 1 min walk

KS2: 104.8

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 18 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 · 20 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 179m

Crime is +69% 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£6,445/m²
Price per ft²£599/ft²
Avg floor area73.8 m²

EPC breakdown

B
4%
C
38%
D
11%
F
1%

Based on 54 properties · Confidence: high

Street mix

Semi 3%Terraced 21%Flat 74%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

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 yield856 kWh/kWp/yr
Rebuild cost estimate£184,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

1995–2025 · CAGR

+7.7%

Total change

+819%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.4%

per year

Acceleration

+12.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached3.6%
Terraced23.2%
Flat/maisonette73.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£107k+74.9%1.7
Post-dot-com plateau2001–2004£125k£140k+12%2.2
Pre-crash peak2005–2007£161k£158k-2.3%2.7
GFC & correction2009–2010£183k£154k-15.8%1
Help-to-Buy recovery2013–2016£408k£364k-10.9%1.8
Brexit uncertainty2018–2019£415k£385k-7.2%3
Pandemic surge2020–2021£380k£500k+31.6%3
Rate-rise correction2022–2023£455k£450k-1.1%2.5
Current market2024–2025£475k£563k+18.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.6%
District
6.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing17
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Honor Oak Park→ London Bridge· 6 tph
15 min

Nearby stations

Honor Oak Park Rail StationWindrush · Southern
8 min walk
Honor Oak ParkNational Rail
8 min walk
Forest Hill Rail StationSouthern · Windrush
11 min walk
Sydenham Rail StationWindrush · Southern
25 min walk
Brockley Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

46

Walkability score

93

Footpaths (500m)

0

Santander docks (800m)

3.2 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park763m
Santander docks (800m)0
Nearest cycle dock3.2 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: 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: 6.3 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Elmstead Pit SSSI — 6.9 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): 1

Landslide susceptibility: Low

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

OHL WEIGHT MANAGEMENT CLINIC

OHL 3RD FLOOR, LAURENCE HOUSE, 1 CATFORD ROAD, SE6 4FN

19 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 314 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

678m

Post office

Nearby shops

Wine Merchant256 m
West 9 Food & Wine264 m
Concard Supermarket445 m
Marvellous Beans and Greens480 m

Nearby cafes

Big Plate Cafe457 m
The Oak Cafe561 m
Daydreamer572 m
Two Spoons579 m

Nearby restaurants

Greggs198 m
Junction187245 m
Golden City259 m
Le Querce463 m

Nearby pubs

General Napier126 m
The Honor Oak192 m
Railway Telegraph351 m
Chandos419 m

Nearby gyms

King's College London Honor Oak Park Sports Ground879 m

Nearby pharmacies

Crofton Park Pharmacy1.1 km

Nearby health

Dental Beauty Forest Hill267 m
Jenner Health Centre272 m
Honor Oak Dentistry548 m
Food hygiene (5-star)56% of 78

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.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score15/100
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

33.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,700m
Crossrail 2 route8,765m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
21
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
MORTIMER HOUSE & MORTIMER COTTAGE, 65-77, MORTIMER HOUSE & MORTIMER COTTAGE, 65-77, MALHAM ROAD, WASTDALE ROAD (19-29), SE2318 homes
completed
189-191, 189-191, STANSTEAD ROAD, SE23 1HP11 homes
completed
22, 22, BROCKLEY PARK, SE2310 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

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Key facts for SE23 1BB

Full postcodeSE23 1BB
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.444428
Longitude-0.044289
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