Brockley · Lewisham · Lewisham North constituency · 51.46913, -0.03020

SE4 1PE— Brockley, Lewisham

Location and area intelligence for SE4 1PE, Brockley, Lewisham

The practical family move

 

Schools 100%Safety 76/100Transport 56/100Yield 3.95%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
76
Schools
60
Transport
56
Environment
52
Investment
51

The bottom line

SE4 1PE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £432,500 median — a strong choice for Families.

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Location

SE4 1PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-16.8% vs London avg
vs London income-1.0% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for SE4 1PE

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

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“The practical family move”

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How SE4 1PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Myatt Garden Primary School

Not yet inspected · 2 min walk

KS2: 108.8

—

Secondary

Addey and Stanhope School

Not yet inspected · 8 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 18 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.1 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+29% vs borough

Crime by type

Anti-social behaviour30%
Other22%
Violence & sexual offences22%
Vehicle crime10%
Burglary7%
Drug offences3%
Theft3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 1.8km

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£432,500

Median sale price

17% below London median

£432,500 is 17% below the London median (£520,000)

-17.5%

This year

Flat

Dominant type

Price history

5-year change
+12.0%
Sales (24 months)5
New build0.0%
Avg flat£432,500
Price per m²£6,942/m²
Price per ft²£645/ft²
Avg floor area67.4 m²

EPC breakdown

C
26%
D
30%
E
4%
F
1%

Based on 61 properties · Confidence: high

Street mix

Terraced 16%Flat 83%Other 1%

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

Stamp duty

Standard buyer£9,125
First-time buyerFTB
£375
Additional propertyBTL/2nd
£22,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.4×

Price-to-income

£2,164/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£168,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+561%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

-24.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 69 sales

Property Type Mix

Total: 69 sales

Terraced14.5%
Flat/maisonette85.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£125k+106.6%3
Post-dot-com plateau2001–2004£96k£164k+70.3%4.8
Pre-crash peak2005–2007£208k£250k+20.2%2
GFC & correction2008–2012£199k£514k+158.5%1.6
Help-to-Buy recovery2013–2015£355k£323k-9.2%2
Brexit uncertainty2017–2017£908k£908k+0%2
Pandemic surge2021–2021£386k£386k+0%3
Rate-rise correction2022–2023£590k£384k-34.9%2.5
Current market2024–2026£441k£400k-9.3%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Flat/maisonette

+0% alpha

Terraced+1.1% α
Local
7.3%
District
6.2%
Flat/maisonette+0% α
Local
7.1%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
9.4 min walk
St Johns (London)

Nearby stations

St Johns (London)National Rail
7 min walk
Brockley Rail StationSouthern · Windrush
9 min walk
Deptford Bridge DLR StationDLR
10 min walk
New Cross ELL Rail StationWindrush · Southeastern
10 min walk
Elverson Road DLR StationDLR
12 min walk
No bus stops within 400m

44

Walkability score

156

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf37 min ↓
City37 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)14
Nearest car park486m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

84%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed436 Mbps
Median download421 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: 32.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 70% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.5 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): 2

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

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

10 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.9 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

529

Parks (1km)

21

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketAsda · 735 m
2 tennis courts3 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)

1

Cinemas (2km)

222m

Post office

Nearby shops

R&A Food & Wine170 m
Tesco Express176 m
Cyprus Food Centre194 m
John's Newsagents223 m

Nearby cafes

The Vale Boulangerie178 m
Crave207 m
Middleton529 m
PSH Cafe604 m

Nearby restaurants

Pizza Verde180 m
Pizza Hut Delivery190 m
Meze Mangal Turkish restaurant195 m
Tasty Kebab198 m

Nearby pubs

Wickham Arms181 m
Royal George336 m
The Flower of Kent357 m
The Talbot499 m

Nearby gyms

Indoor Sports court649 m
Club Pulse (Fitness Centre and Gym)658 m
Goldsmiths Gym667 m
Kindred Yoga671 m

Nearby pharmacies

Krisons680 m
New Cross Pharmacy892 m

Nearby health

Deptford Surgery679 m
Waldron Dental Clinic929 m
Food hygiene (5-star)36% of 91

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

19 MANOR AVENUE SE4 LTD
5 MANOR AVENUE FREEHOLD LIMITED
@THANKGODIMCOOL LTD
CHUBBS PASTIES LTD
COWGIRL RIDING SCHOOL LIMITED

+3 more

Investment

Investment grade, yield and market outlook

51

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
4.0% (average)London avg: 3.8%Above average yield
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

69.6

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route183m
Crossrail 2 route8,426m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,273 nationally

1,774

Est. population

13,685/km²

72%

Employed

64%

Degree educated

£41,600

Median income

5.7%

Claimant rate

Inner cityHigh densityYoung professionals

32

Community stability

Age profile

19%
31%
30%
14%
Under 1819%
18–3431%
35–4930%
50–6414%
65+6%

Tenure

24%
42%
19%
Own outright11%
Own (mortgage)24%
Private rent42%
Social rent19%
Shared ownership5%
Rent free0%

Ethnicity

44%
16%
20%
White British44%
White Other16%
Asian6%
Black20%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine15%
No car household57%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent42%
Social rent19%

vs. London

Income vs London-1.0%
Price vs London-16.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
18
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
42
Largest scheme
65 homes · WICKHAM BUILDING, LEWISHAM COLLEGE, WICKHAM BUILDING, LEWISHAM COLLEGE, LEWISHAM WAY, SE4
Pipeline pressure
NONE

Named schemes (500m)

WICKHAM BUILDING, LEWISHAM COLLEGE, WICKHAM BUILDING, LEWISHAM COLLEGE, LEWISHAM WAY, SE465 homes
completed
120, 122a & 136, 120, 122a & 136, TANNERS HILL, SE8 4QD58 homes
completed
BROCKLEY NURSERY LAND REAR OF, BROCKLEY NURSERY LAND REAR OF, UPPER BROCKLEY ROAD, SE448 homes
completed
165-169, 165-169, LEWISHAM WAY, SE422 homes
completed
117, 117, Lewisham Way, Brockley, SE14 6QJ14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Sian EilesLabour
Ayesha Lahai-TaylorLabour
Stephen PenfoldLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£432,500)

£9,125

Standard buyer

£375

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE4 1PE

Full postcodeSE4 1PE
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.469128
Longitude-0.030203
Parliamentary constituencyLewisham North
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