Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45165, -0.04119

SE23 1PQ— Crofton Park, Lewisham

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

The family fortress

 

Top 10% LondonSchools 100%Safety 79/100Transport 52/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
73
Safety
79
Schools
95
Transport
52
Environment
74
Investment
33

The bottom line

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

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Location

SE23 1PQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+12.6% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for SE23 1PQ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE23 1PQ 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 · Inspected Feb 2020 · 4 min walk

KS2: 104.3

★★★

Secondary

Harris Girls' Academy East Dulwich

Outstanding · Inspected Dec 2023 · 14 min walk

P8: +0.41A8: 54.4

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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.7 incidents per 1,000 residents

Better than 72% of London
↑ Rising 500.0%

from a low base — still below London average

-49% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences20%
Vehicle crime15%
Drug offences11%
Theft3%
Robbery2%
Burglary2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.0km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,218/m²
Price per ft²£671/ft²
Avg floor area121 m²

EPC breakdown

C
3%
D
8%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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 yield856 kWh/kWp/yr
Rebuild cost estimate£302,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.5%

Total change

+1041%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-32.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£143k+90%1.4
Post-dot-com plateau2004–2004£238k£238k+0%1
Pre-crash peak2006–2006£292k£292k+0%2
GFC & correction2008–2012£299k£415k+38.8%1
Help-to-Buy recovery2013–2013£531k£531k+0%1
Brexit uncertainty2018–2018£805k£805k+0%1
Pandemic surge2020–2020£748k£748k+0%2
Rate-rise correction2022–2022£930k£930k+0%1
Current market2025–2025£856k£856k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.1%
District
9.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

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 StationSouthern · Windrush
4 min walk
Honor Oak ParkNational Rail
4 min walk
Brockley Rail StationSouthern · Windrush
18 min walk
Forest Hill Rail StationSouthern · Windrush
20 min walk
Lewisham DLR StationDLR
31 min walk
No bus stops within 400m

46

Walkability score

182

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★37 min
Waterloo50 min ↑
Canary Wharf42 min ↓
City51 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 park441m
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: 5.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 28%
More green space than 77% of London

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

24 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

67

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

4

Convenience

Nearest supermarketThe Co-operative Food · 813 m
2 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

1

Libraries (1km)

0

Cinemas (2km)

423m

Post office

Nearby shops

Brockley Grocery & Wine229 m
Honor Oak Supermarket310 m
Honor Oak Food & Wine319 m
Sainsbury's Local345 m

Nearby cafes

The Oak Cafe295 m
Daydreamer309 m
Two Spoons317 m
Big Plate Cafe412 m

Nearby restaurants

Wings of Kings234 m
Babur to go239 m
Spring Way289 m
Golden Tiger300 m

Nearby pubs

The Brockley Jack270 m
Jérome's Wine Bar and Shop435 m
LDN Beer Dispensary441 m
Chandos445 m

Nearby gyms

King's College London Honor Oak Park Sports Ground322 m

Nearby pharmacies

Crofton Park Pharmacy284 m
Bentley's Chemist405 m
Cheltenham Chemist731 m

Nearby health

Honor Oak Dentistry339 m
Crofton Park Dental Practice381 m
Smiles For You633 m
Jenner Health Centre1.0 km
Food hygiene (5-star)44% 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

33

Investment score

Weak

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
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

62.4

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,589m
Crossrail 2 route8,582m

Demographics

16 Jun

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

3.0%

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
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)
18
Largest scheme
147 homes · SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4
Pipeline pressure
NONE

Named schemes (500m)

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
396A, 396A, BROCKLEY ROAD, SE4 2DH7 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 1PQ

Full postcodeSE23 1PQ
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.451651
Longitude-0.041189
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