Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45020, -0.03493

SE4 1AL— Crofton Park, Lewisham

Location and area intelligence for SE4 1AL, Crofton Park, Lewisham

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 52/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
71
Safety
78
Schools
90
Transport
52
Environment
82
Investment
43

The bottom line

SE4 1AL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

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Location

SE4 1AL

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-26.0% vs London avg

Deep-dive guides for SE4 1AL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE4 1AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stillness Junior School

Good · Inspected Feb 2020 · 4 min walk

KS2: 104.3

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 15 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 13 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 1.1km

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.

SE4 district median

£545,000

Based on 190 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,091/m²
Price per ft²£659/ft²
Avg floor area95.1 m²

EPC breakdown

C
7%
D
18%
E
2%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 2%Terraced 51%Flat 47%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£237,750
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)
RoofPitched, no insulation (assumed)
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

1995–2026 · CAGR

+8.7%

Total change

+1241%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.7%

per year

Acceleration

+7.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached2.3%
Terraced53.5%
Flat/maisonette44.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£64k£55k-13.9%1.5
Post-dot-com plateau2001–2004£129k£157k+21.5%2.5
Pre-crash peak2005–2006£155k£285k+83.9%1
GFC & correction2009–2012£205k£420k+104.9%1.8
Help-to-Buy recovery2013–2015£215k£365k+69.8%1.7
Brexit uncertainty2017–2019£815k£626k-23.2%1.7
Pandemic surge2021–2021£430k£430k+0%3
Rate-rise correction2022–2023£760k£434k-43%1
Current market2024–2026£595k£860k+44.7%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Terraced

+0.6% alpha

Flat/maisonette+1.1% α
Local
9.4%
District
8.3%
Terraced+0.6% α
Local
11.1%
District
10.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Crofton Park→ Victoria· 2 tph
19 min

Nearby stations

Crofton ParkNational Rail
7 min walk
Honor Oak Park Rail StationSouthern · Windrush
9 min walk
Brockley Rail StationSouthern · Windrush
20 min walk
Forest Hill Rail StationSouthern · Windrush
22 min walk
Lewisham DLR StationDLR
28 min walk
No bus stops within 400m

32

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria33 min ↓
Waterloo41 min ↑
Canary Wharf41 min ↓
City44 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)

2

EV chargers (800m)

Nearest car park778m
Santander docks (800m)0
Nearest cycle dock2.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 6.1 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 13%
More green space than 94% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield854.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

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

13 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

257

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brockley Jack (435 m)

Nearest supermarketCo-op Food · 992 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

506m

Post office

Nearby shops

Brockley Grocery & Wine382 m
Brockley Supermarket403 m
Marvellous Beans and Greens468 m
Concard Supermarket496 m

Nearby cafes

Cool Beans Coffee House188 m
Big Plate Cafe485 m
Café Crofton Park504 m
Fred's558 m

Nearby restaurants

Paradise Kitchen195 m
Wings of Kings385 m
Babur to go387 m
Spring Way411 m

Nearby pubs

The Brockley Jack435 m
Jérome's Wine Bar and Shop515 m
Chandos519 m
LDN Beer Dispensary520 m

Nearby gyms

King's College London Honor Oak Park Sports Ground143 m

Nearby pharmacies

Crofton Park Pharmacy408 m
Bentley's Chemist518 m
Cheltenham Chemist987 m

Nearby health

Crofton Park Dental Practice453 m
Honor Oak Dentistry663 m
Smiles For You683 m
Jenner Health Centre999 m
Food hygiene (5-star)45% of 65

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

28 HAMLET ROAD FREEHOLD LIMITED
ACADEMICA INTERNATIONAL LTD
DONALDSON & DAUGHTERS PROPERTY LTD
LUNA DORATA TRAVEL LTD
OTHER5 GAMES LTD

Investment

Investment grade, yield and market outlook

43

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score22/100
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

64.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,132m
Crossrail 2 route9,042m

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)
4
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)
25
Largest scheme
58 homes · LAND TO THE NORTH OF, LAND TO THE NORTH OF, BUCKTHORNE ROAD, HOLDENBY ROAD, SE4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT REAR OF, 96-98, LAND AT REAR OF, 96-98, CROFTON PARK ROAD, SE436 homes
completed
437-439, 437-439, BROCKLEY ROAD, SE4 2PJ9 homes
completed
82, 82, MANWOOD ROAD, SE47 homes
completed
26, 26, Marnock Road, SE4 1EU6 homes
completed
66, 66, Codrington Hill, SE23 1ND4 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 SE4 1AL

Full postcodeSE4 1AL
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.450197
Longitude-0.034932
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