Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45014, -0.03327

SE4 1AR— Crofton Park, Lewisham

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

The family fortress

 

Schools 100%Safety 81/100Transport 43/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
81
Schools
90
Transport
43
Environment
81
Investment
35

The bottom line

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

Less suited to Car-free commuters.

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Location

SE4 1AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.6% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for SE4 1AR

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE4 1AR has changed

Schools

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stillness Junior School

Good · Inspected Feb 2020 · 5 min walk

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 14 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.5 incidents per 1,000 residents

Better than 79% of London
↑ Rising 176.5%

from a low base — still below London average

-61% vs borough

Crime by type

Violence & sexual offences28%
Other19%
Anti-social behaviour17%
Vehicle crime17%
Burglary15%
Drug offences4%
Theft0%
Robbery0%

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)

0

Incidents (5yr)

Nearest station: Fire Station · 1.1km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£9,513/m²
Price per ft²£884/ft²
Avg floor area104.3 m²

EPC breakdown

C
7%
D
16%
E
4%

Based on 27 properties · Confidence: medium

Street mix

Semi 6%Terraced 94%

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£260,750
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 DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.8%

Total change

+1282%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.1%

per year

Acceleration

+19.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 65 sales

Property Type Mix

Total: 65 sales

Semi-detached6.2%
Terraced93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£132k+83.3%2.5
Post-dot-com plateau2001–2003£152k£215k+40.7%2.7
Pre-crash peak2005–2007£237k£305k+28.5%2.7
GFC & correction2008–2011£305k£358k+17.2%3
Help-to-Buy recovery2013–2015£408k£580k+42.3%2.3
Brexit uncertainty2017–2019£700k£730k+4.3%2.5
Pandemic surge2020–2021£765k£565k-26.1%1
Rate-rise correction2022–2023£851k£970k+14.1%2
Current market2024–2026£871k£995k+14.2%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
10%
District
9.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Crofton ParkNational Rail
8 min walk
Honor Oak Park Rail StationSouthern · Windrush
11 min walk
Brockley Rail StationSouthern · Windrush
21 min walk
Forest Hill Rail StationSouthern · Windrush
23 min walk
Lewisham DLR StationDLR
27 min walk
No bus stops within 400m

31

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

2.7 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)

3

EV chargers (800m)

Nearest car park670m
Santander docks (800m)0
Nearest cycle dock2.7 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 AONB44% green spaceTree canopy: 31%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.8 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

11 min walk

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

260

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brockley Jack (515 m)

Nearest supermarketCo-op Food · 999 m
4 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)

559m

Post office

Nearby shops

Brockley Grocery & Wine470 m
Brockley Supermarket507 m
T P Food & Wine554 m
Marvellous Beans and Greens569 m

Nearby cafes

Cool Beans Coffee House153 m
Café Crofton Park557 m
Big Plate Cafe585 m
Fred's608 m

Nearby restaurants

Paradise Kitchen144 m
Wings of Kings471 m
Babur to go472 m
Spring Way487 m

Nearby pubs

The Brockley Jack515 m
Jérome's Wine Bar and Shop566 m
LDN Beer Dispensary570 m
Chandos616 m

Nearby gyms

King's College London Honor Oak Park Sports Ground254 m

Nearby pharmacies

Crofton Park Pharmacy485 m
Bentley's Chemist575 m

Nearby health

Crofton Park Dental Practice511 m
Smiles For You711 m
Hilly Fields Group Practice962 m
Food hygiene (5-star)38% of 50

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

ALTRIST LIMITED
GIFTSOTSO LIMITED
LDNITY LIFESTYLE LTD
PEARCASTLE LIMITED

Investment

Investment grade, yield and market outlook

35

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,016m
Crossrail 2 route9,147m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,668 nationally

1,594

Est. population

16,950/km²

73%

Employed

63%

Degree educated

£47,300

Median income

3.0%

Claimant rate

SuburbanVery high densityOwner occupiers / families

58

Community stability

Age profile

26%
15%
30%
17%
Under 1826%
18–3415%
35–4930%
50–6417%
65+11%

Tenure

27%
54%
14%
Own outright27%
Own (mortgage)54%
Private rent14%
Social rent4%
Shared ownership2%

Ethnicity

54%
14%
13%
White British54%
White Other14%
Asian6%
Black13%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household29%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent14%
Social rent4%

vs. London

Income vs London+12.6%

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)
21
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)

LAND AT REAR OF, 96-98, LAND AT REAR OF, 96-98, CROFTON PARK ROAD, SE436 homes
completed
BUILDERS PREMISES, 159A, BUILDERS PREMISES, 159A, CHUDLEIGH ROAD, SE411 homes
completed
82, 82, MANWOOD ROAD, SE47 homes
completed
26, 26, Marnock Road, SE4 1EU6 homes
completed
145a, 145a, Manwood Road, SE4 1SA4 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 1AR

Full postcodeSE4 1AR
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.450142
Longitude-0.033265
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