Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45457, -0.03427

SE4 1EJ— Crofton Park, Lewisham

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

The practical family move

 

Schools 100%Safety 78/100Transport 53/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
60
Transport
53
Environment
69
Investment
39

The bottom line

SE4 1EJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE4 1EJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.6% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for SE4 1EJ

🛡️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 SE4 1EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Beecroft Garden Primary

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 106.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 10 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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.5 incidents per 1,000 residents

Better than 68% of London
↑ Rising 700.0%

from a low base — still below London average

-43% vs borough

Crime by type

Violence & sexual offences31%
Other21%
Anti-social behaviour20%
Vehicle crime13%
Burglary11%
Drug offences3%
Robbery1%
Theft0%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Fire Station · 1.5km

Crime is 33% 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£4,742/m²
Price per ft²£441/ft²
Avg floor area76 m²

EPC breakdown

B
1%
C
8%
D
12%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Terraced 55%Flat 45%

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£190,000
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)
RoofFlat, insulated (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

1996–2025 · CAGR

+5.8%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

-62.2%

per year

Acceleration

-244.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 39 sales

Property Type Mix

Total: 39 sales

Terraced56.4%
Flat/maisonette43.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£64k£79k+24.4%2.5
Post-dot-com plateau2001–2004£159k£214k+34.8%2.2
Pre-crash peak2005–2007£188k£300k+59.6%4
GFC & correction2008–2012£195k£391k+100.5%1
Help-to-Buy recovery2013–2013£244k£244k+0%3
Brexit uncertainty2017–2019£575k£310k-46.1%1.3
Current market2024–2025£874k£330k-62.2%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced-0.4% α
Local
12.7%
District
13.1%
Flat/maisonette-0.7% α
Local
6.1%
District
6.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Elverson Road DLR StationDLR line
23.8 min walk
Crofton Park→ Victoria· 2 tph
19 min

Nearby stations

Crofton ParkNational Rail
2 min walk
Honor Oak Park Rail StationSouthern · Windrush
12 min walk
Brockley Rail StationSouthern · Windrush
14 min walk
Lewisham DLR StationDLR
23 min walk
Elverson Road DLR StationDLR
25 min walk
No bus stops within 400m

48

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

2.5 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park592m
Santander docks (800m)0
Nearest cycle dock2.5 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: 5.7 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 49%
Less green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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

16 min walk

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.1 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

355

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 504 m
1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

204m

Post office

Nearby shops

The Co-operative Food189 m
Quality Food & Wine201 m
T P Food & Wine211 m
Jones of Brockley214 m

Nearby cafes

Cafe at the Library180 m
Dream Story200 m
Café Crofton Park209 m
Fred's216 m

Nearby restaurants

Royal Tandoori194 m
Yard Sale Pizza201 m
The Shapla206 m
Malaysian Deli217 m

Nearby pubs

LDN Beer Dispensary196 m
Jérome's Wine Bar and Shop198 m
Crofton Park Tavern224 m
The Brockley Jack322 m

Nearby gyms

King's College London Honor Oak Park Sports Ground456 m
Renaissance yoga & well being1.1 km

Nearby pharmacies

Bentley's Chemist234 m
Crofton Park Pharmacy300 m
Cheltenham Chemist619 m

Nearby health

Crofton Park Dental Practice215 m
Smiles For You225 m
Hilly Fields Group Practice702 m
Food hygiene (5-star)48% of 77

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

KINGSTON CHARLES LTD
MAX ENGINEERING SURVEYS LTD
NADO GUARDING LIMITED

Investment

Investment grade, yield and market outlook

39

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 score20/100
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

59.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,176m
Crossrail 2 route8,856m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,189 nationally

1,837

Est. population

14,553/km²

63%

Employed

53%

Degree educated

£47,300

Median income

4.3%

Claimant rate

Inner cityHigh densityOwner occupiers / families

49

Community stability

Age profile

26%
24%
24%
17%
Under 1826%
18–3424%
35–4924%
50–6417%
65+10%

Tenure

22%
41%
24%
Own outright22%
Own (mortgage)41%
Private rent24%
Social rent13%
Shared ownership0%
Rent free1%

Ethnicity

44%
25%
White British44%
White Other12%
Asian8%
Black25%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household37%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent24%
Social rent13%

vs. London

Income vs London+12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
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
396A, 396A, BROCKLEY ROAD, SE4 2DH7 homes
completed
26, 26, Marnock Road, SE4 1EU6 homes
completed
12a, 12a, Lindal Road, SE4 1EJ6 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 1EJ

Full postcodeSE4 1EJ
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.454574
Longitude-0.034270
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