Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.44488, -0.04231

SE23 1PR— Crofton Park, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 40/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
62
Safety
78
Schools
90
Transport
40
Environment
73
Investment
38

The bottom line

SE23 1PR 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 1PR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SE23 1PR

🛡️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 1PR 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 · 2 min walk

KS2: 104.8

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 19 min walk

P8: +0.31A8: 50.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.6 incidents per 1,000 residents

Better than 64% of London
↑ Rising 340.9%

from a low base — still below London average

-36% vs borough

Crime by type

Violence & sexual offences33%
Other22%
Anti-social behaviour16%
Vehicle crime16%
Drug offences5%
Burglary5%
Theft1%
Robbery1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

84

Road safety score

4

Accidents (5yr)

3

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 290m

Crime is 25% 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£5,599/m²
Price per ft²£520/ft²
Avg floor area92.3 m²

EPC breakdown

C
7%
D
10%
E
3%
F
2%

Based on 22 properties · Confidence: medium

Street mix

Semi 18%Flat 77%Other 5%

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£230,750
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 CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.3%

Total change

+373%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.3%

per year

Acceleration

-50.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£85k£55k-34.9%1
Post-dot-com plateau2002–2004£103k£170k+65.9%1
Pre-crash peak2005–2006£150k£190k+26.7%1
GFC & correction2010–2012£245k£250k+2%1
Help-to-Buy recovery2013–2015£268k£355k+32.5%1
Brexit uncertainty2017–2019£475k£450k-5.3%1.5
Rate-rise correction2022–2023£830k£510k-38.6%1
Current market2025–2026£600k£400k-33.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
12 min walk
Sydenham Rail StationWindrush · Southern
27 min walk
Brockley Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

45

Walkability score

142

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park776m
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 AONB19% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Elmstead Pit SSSI — 6.8 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

OHL WEIGHT MANAGEMENT CLINIC

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

17 min walk

0

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 453 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

571m

Post office

Nearby shops

West 9 Food & Wine273 m
Concard Supermarket344 m
Wine Merchant379 m
Marvellous Beans and Greens379 m

Nearby cafes

Big Plate Cafe355 m
The Oak Cafe515 m
Daydreamer537 m
Two Spoons549 m

Nearby restaurants

Junction187277 m
Greggs293 m
Le Querce361 m
Golden City383 m

Nearby pubs

General Napier178 m
The Honor Oak183 m
Chandos318 m
Railway Telegraph484 m

Nearby gyms

King's College London Honor Oak Park Sports Ground761 m

Nearby pharmacies

Sparkes Pharmacy907 m
Woolstone Pharmacy911 m
Crofton Park Pharmacy982 m
Bentley's Chemist1.1 km

Nearby health

Jenner Health Centre276 m
Dental Beauty Forest Hill372 m
Honor Oak Dentistry517 m
Crofton Park Dental Practice1.1 km
Food hygiene (5-star)54% of 79

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score17/100
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

42.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,566m
Crossrail 2 route8,863m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,181 nationally

1,997

Est. population

11,175/km²

68%

Employed

51%

Degree educated

£46,400

Median income

7.8%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

24%
24%
27%
16%
Under 1824%
18–3424%
35–4927%
50–6416%
65+9%

Tenure

13%
31%
28%
27%
Own outright13%
Own (mortgage)31%
Private rent28%
Social rent27%
Shared ownership0%
Rent free0%

Ethnicity

42%
15%
26%
White British42%
White Other15%
Asian5%
Black26%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine18%
No car household44%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent28%
Social rent27%

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)
24
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
189-191, 189-191, STANSTEAD ROAD, SE23 1HP11 homes
completed
22, 22, BROCKLEY PARK, SE2310 homes
completed
FOREST HILL TIMBER CO., 20, FOREST HILL TIMBER CO., 20, PARK RISE ROAD, 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 1PR

Full postcodeSE23 1PR
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.444880
Longitude-0.042313
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