Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.44685, -0.04017

SE23 1QB— Crofton Park, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 50/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
78
Schools
90
Transport
50
Environment
73
Investment
36

The bottom line

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

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Location

SE23 1QB

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+10.5% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SE23 1QB

🛡️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 1QB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St William of York Catholic Primary School

Good · Inspected Oct 2022 · 4 min walk

KS2: 106.2

★★

Secondary

Forest Hill School

Good · Inspected Dec 2023 · 22 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.2 incidents per 1,000 residents

Better than 64% of London
↑ Rising 192.6%

from a low base — still below London average

-37% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences23%
Other20%
Vehicle crime16%
Burglary5%
Drug offences3%
Robbery3%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 555m

Crime is 26% 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£8,801/m²
Price per ft²£818/ft²
Avg floor area94.9 m²

EPC breakdown

C
8%
D
27%
E
8%
F
1%

Based on 44 properties · Confidence: high

Street mix

Semi 21%Terraced 8%Detached 2%Flat 67%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£237,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.2%

Total change

+1284%

Market Activity

Price Velocity & Acceleration

Current Velocity

+81.3%

per year

Acceleration

+90.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Semi-detached23.6%
Terraced9.1%
Flat/maisonette65.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£175k+218.6%2
Post-dot-com plateau2001–2004£88k£144k+63.6%2.2
Pre-crash peak2005–2007£113k£180k+59.3%3.3
GFC & correction2008–2012£175k£420k+140%1.7
Help-to-Buy recovery2013–2016£533k£710k+33.3%2.8
Brexit uncertainty2017–2018£683k£655k-4.1%2
Pandemic surge2021–2021£748k£748k+0%2
Rate-rise correction2022–2022£465k£465k+0%1
Current market2024–2025£420k£761k+81.2%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
11.4%
District
11.4%
Semi-detached+0% α
Local
-6.7%
District
-6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
6 min walk
Honor Oak ParkNational Rail
6 min walk
Forest Hill Rail StationSouthern · Windrush
15 min walk
Brockley Rail StationSouthern · Windrush
25 min walk
Sydenham Rail StationWindrush · Southern
30 min walk
No bus stops within 400m

39

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

3.1 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 park691m
Santander docks (800m)0
Nearest cycle dock3.1 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: 6.2 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 55%
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

15 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.7 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

65

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 708 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

0

Libraries (1km)

0

Cinemas (2km)

603m

Post office

Nearby shops

Concard Supermarket127 m
Marvellous Beans and Greens151 m
Brockley Supermarket191 m
Honor Oak Food & Wine333 m

Nearby cafes

Big Plate Cafe133 m
The Oak Cafe372 m
Daydreamer409 m
Two Spoons428 m

Nearby restaurants

Le Querce136 m
McLarens Cafe Bar & Grill192 m
Amrutha357 m
Golden Tiger386 m

Nearby pubs

Chandos114 m
General Napier344 m
The Honor Oak429 m
The Blythe Hill Tavern675 m

Nearby gyms

King's College London Honor Oak Park Sports Ground497 m

Nearby pharmacies

Crofton Park Pharmacy732 m
Bentley's Chemist873 m
Woolstone Pharmacy1.0 km
Sparkes Pharmacy1.0 km

Nearby health

Honor Oak Dentistry403 m
Jenner Health Centre512 m
Dental Beauty Forest Hill637 m
Crofton Park Dental Practice823 m
Food hygiene (5-star)52% 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

E

High street health

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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

Low gross yield (2.3%) 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
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
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

62.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,432m
Crossrail 2 route8,893m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,943 nationally

1,639

Est. population

8,811/km²

73%

Employed

65%

Degree educated

£46,400

Median income

5.6%

Claimant rate

Inner cityHigh densityYoung professionals

48

Community stability

Age profile

23%
21%
29%
16%
Under 1823%
18–3421%
35–4929%
50–6416%
65+11%

Tenure

24%
39%
26%
Own outright24%
Own (mortgage)39%
Private rent26%
Social rent10%
Shared ownership2%

Ethnicity

56%
14%
14%
White British56%
White Other14%
Asian5%
Black14%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household34%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent26%
Social rent10%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
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)
28
Largest scheme
36 homes · LAND AT REAR OF, 96-98, LAND AT REAR OF, 96-98, CROFTON PARK ROAD, SE4
Pipeline pressure
NONE

Named schemes (500m)

22, 22, BROCKLEY PARK, SE2310 homes
completed
FOREST HILL TIMBER CO., 20, FOREST HILL TIMBER CO., 20, PARK RISE ROAD, SE2310 homes
completed
18, 18, Brockley Park, Crofton Park, SE23 1PS8 homes
completed
13 ST GERMANS ROAD, LONDON, SE23 1RH7 homes
completed
71 BROCKLEY RISE, LONDON, SE23 1JN7 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 1QB

Full postcodeSE23 1QB
Postcode districtSE23
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.446850
Longitude-0.040171
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