Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.44913, -0.04492

SE23 1BF— Crofton Park, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
74
Schools
100
Transport
56
Environment
73
Investment
45

The bottom line

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

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Location

SE23 1BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for SE23 1BF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE23 1BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Dalmain Primary School

Not yet inspected · Inspected Nov 2024 · 8 min walk

KS2: 104.8

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 15 min walk

P8: +0.41A8: 54.4

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

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.8 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 594.7%

-5% vs borough

Crime by type

Other42%
Violence & sexual offences20%
Anti-social behaviour14%
Vehicle crime8%
Robbery5%
Burglary5%
Drug offences2%
Theft2%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 695m

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,848/m²
Price per ft²£543/ft²
Avg floor area85.5 m²

EPC breakdown

B
2%
C
2%

Based on 4 properties · Confidence: low

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£213,750
Rebuild cost per m²£2,500/m²

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

Construction era2009
WallsAverage thermal transmittance 0.25 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+2.5%

Total change

+35%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.1%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached66.7%
Terraced33.3%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2013£370k£370k+0%2
Current market2025–2025£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Honor Oak Park Rail StationWindrush · Southern
1 min walk
Honor Oak ParkNational Rail
1 min walk
Forest Hill Rail StationSouthern · Windrush
15 min walk
Brockley Rail StationSouthern · Windrush
23 min walk
Sydenham Rail StationWindrush · Southern
32 min walk
No bus stops within 400m

40

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

2.8 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park279m
Santander docks (800m)0
Nearest cycle dock2.8 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: 5.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.5 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): 3

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

28 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Chandos (308 m)

Nearest supermarketCo-op Food · 762 m
2 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)

0

Cinemas (2km)

805m

Post office

Nearby shops

Sainsbury's Local37 m
Honor Oak Supermarket72 m
Honor Oak Food & Wine112 m
Marvellous Beans and Greens306 m

Nearby cafes

Two Spoons66 m
Daydreamer74 m
The Oak Cafe101 m
Big Plate Cafe308 m

Nearby restaurants

Miss Margarita66 m
Hattush68 m
Amrutha86 m
Domino's86 m

Nearby pubs

Chandos308 m
General Napier400 m
The Brockley Jack652 m
The Honor Oak681 m

Nearby gyms

King's College London Honor Oak Park Sports Ground596 m
Club House681 m

Nearby pharmacies

Crofton Park Pharmacy665 m
Bentley's Chemist786 m
Cheltenham Chemist1.0 km

Nearby health

Honor Oak Dentistry45 m
Crofton Park Dental Practice762 m
Jenner Health Centre774 m
Dental Beauty Forest Hill781 m
Food hygiene (5-star)56% of 71

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

45

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

60.1

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,792m
Crossrail 2 route8,482m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,911 nationally

1,838

Est. population

12,962/km²

71%

Employed

61%

Degree educated

£46,400

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

46

Community stability

Age profile

23%
26%
27%
16%
Under 1823%
18–3426%
35–4927%
50–6416%
65+9%

Tenure

24%
37%
31%
Own outright24%
Own (mortgage)37%
Private rent31%
Social rent8%
Shared ownership1%

Ethnicity

48%
17%
14%
White British48%
White Other17%
Asian6%
Black14%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household40%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent31%
Social rent8%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
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)
22
Largest scheme
34 homes · WISBECH SITE, JUNCTION OF, WISBECH SITE, JUNCTION OF, BROCKLEY WAY, TURNHAM ROAD, SE4
Pipeline pressure
NONE

Named schemes (500m)

71 BROCKLEY RISE, LONDON, SE23 1JN7 homes
completed
16a, 16a, Herschell Road, SE23 1EQ6 homes
completed
97, 97, HONOR OAK PARK, SE23 3LB6 homes
completed
8, 8, HONOR OAK PARK, SE23 1DY5 homes
completed
55-59, 55-59, HONOR OAK PARK, SE23 1EA5 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 1BF

Full postcodeSE23 1BF
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.449132
Longitude-0.044923
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