Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45214, -0.04094

SE23 1PJ— Crofton Park, Lewisham

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

The overachiever's postcode

 

Top 12% LondonSchools 100%Safety 82/100Transport 54/100Low yield 2.00%Only 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Exceptional for families — top safety and school scores

Liveability
75
Safety
82
Schools
95
Transport
54
Environment
72
Investment
47

Location

SE23 1PJ

Key facts for SE23 1PJ

Full postcodeSE23 1PJ
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.452141
Longitude-0.040937
Parliamentary constituencyLewisham West and East Dulwich
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
ExcellentPositiveRisk: Low

London Benchmarks

vs London avg price+64.5% vs London avg
vs London income+12.6% vs London avg
vs London crime-61.2% vs London avg

Deep-dive guides for SE23 1PJ

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

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“The overachiever's postcode”

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How SE23 1PJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stillness Junior School

Good · 4 min walk

KS2: 104.3

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · 14 min walk

P8: +0.41A8: 54.4

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 9 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

25.2 incidents per 1,000 residents

Better than 82% of London
↑ Rising 186.7%

from a low base — still below London average

+57% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences23%
Other21%
Vehicle crime16%
Theft5%
Drug offences2%
Robbery2%
Burglary2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 61% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 4 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£855,500

Median sale price

Top 25% — 65% above London median

£855,500 is 65% above the London median (£520,000)

+23.1%

This year

Terraced

Dominant type

Price history

5-year change
+80.1%
Sales (24 months)4
New build0.0%
Avg terraced£931,000
Avg flat£514,000

Street mix

Terraced 54%Flat 44%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£30,275
First-time buyerFTB
£30,275
Additional propertyBTL/2nd
£55,940

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

18.1×

Price-to-income

£4,280/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr

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

Council tax band Band DAnnual charge £1,892
Price growth potentialHigh

Transport

1 May

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
5 min walk
🚂
Honor Oak ParkNational Rail
5 min walk
🚇
Brockley Rail StationSouthern · Windrush
18 min walk
🚇
Forest Hill Rail StationSouthern · Windrush
21 min walk
🚈
Lewisham DLR StationDLR
30 min walk
🚌4 bus routes · 7 stops within 400m · 138 buses/hr peak

52

Walkability score

173

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria64 min ↑
Waterloo43 min ↑
Canary Wharf ★37 min
City48 min ↑

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

Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park469m
Santander docks (800m)0
Nearest cycle dock2.8 km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 13.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 7.1 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

23 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.6 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

66

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 765 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

371m

Post office

Nearby shops

Brockley Grocery & Wine186 m
T P Food & Wine359 m
Honor Oak Supermarket363 m
Honor Oak Food & Wine375 m

Nearby cafes

The Oak Cafe351 m
Daydreamer362 m
Café Crofton Park364 m
Two Spoons369 m

Nearby restaurants

Wings of Kings191 m
Babur to go195 m
Spring Way242 m
Jerk Garden288 m

Nearby pubs

The Brockley Jack220 m
Jérome's Wine Bar and Shop383 m
LDN Beer Dispensary388 m
Chandos500 m

Nearby gyms

King's College London Honor Oak Park Sports Ground327 m

Nearby pharmacies

Crofton Park Pharmacy238 m
Bentley's Chemist352 m
Cheltenham Chemist676 m

Nearby health

Crofton Park Dental Practice332 m
Honor Oak Dentistry392 m
Smiles For You579 m
Jenner Health Centre1.1 km
Food hygiene (5-star)47% of 73

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

47

Investment score

Moderate

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

Low gross yield (2.00%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.00% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score48/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

69.6

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,582m
Crossrail 2 route8,572m

Demographics

22 Apr

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,485 nationally

1,706

Est. population

14,907/km²

69%

Employed

58%

Degree educated

£47,300

Median income

2.7%

Claimant rate

Inner cityHigh densityYoung professionals

53

Community stability

Age profile

25%
20%
27%
16%
Under 1825%
18–3420%
35–4927%
50–6416%
65+12%

Tenure

32%
39%
20%
Own outright32%
Own (mortgage)39%
Private rent20%
Social rent7%
Shared ownership2%

Ethnicity

52%
16%
15%
White British52%
White Other16%
Asian7%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household27%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent20%
Social rent7%

vs. London

Income vs London+12.6%
Price vs London+64.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Planning apps (3 years)
1
Borough approval rate
51%
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)
17
Largest scheme
147 homes · SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4
Pipeline pressure
NONE

Named schemes (500m)

LAND TO THE NORTH OF, LAND TO THE NORTH OF, BUCKTHORNE ROAD, HOLDENBY ROAD, SE458 homes
completed
WISBECH SITE, JUNCTION OF, WISBECH SITE, JUNCTION OF, BROCKLEY WAY, TURNHAM ROAD, SE434 homes
completed
BROCKLEY COTTAGES, BROCKLEY COTTAGES, BROCKLEY WAY, SE419 homes
completed
LAND AT REAR OF, 414, LAND AT REAR OF, 414, BROCKLEY ROAD, SE415 homes
completed
437-439, 437-439, BROCKLEY ROAD, SE4 2PJ9 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 (£855,500)

£30,275

Standard buyer

£30,275

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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The bottom line

SE23 1PJ offers exceptional schools (100% Good/Outstanding) and low crime at £855,500 median — a strong choice for Families and Owner-occupiers.

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Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

What else could £856k buy?

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rail services21 Apr
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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