Brockley · Lewisham · Lewisham North constituency · 51.46850, -0.02862

SE4 1PF— Brockley, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 58/100Low yield 3.14%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
79
Schools
60
Transport
58
Environment
59
Investment
56

The bottom line

SE4 1PF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE4 1PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+14.0% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SE4 1PF

🛡️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 1PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ashmead Primary School

Not yet inspected · 3 min walk

KS2: 106.3

—

Secondary

Addey and Stanhope School

Not yet inspected · 9 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 16 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 · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.0 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences25%
Other23%
Anti-social behaviour22%
Vehicle crime12%
Drug offences11%
Theft2%
Robbery2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.2km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area69 m²

EPC breakdown

C
10%
D
12%
E
4%

Based on 26 properties · Confidence: medium

Street mix

Semi 17%Terraced 8%Flat 75%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£172,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2021 · CAGR

+0.8%

Total change

+16%

Market Activity

Price Velocity & Acceleration

Current Velocity

+63.1%

per year

Acceleration

+57.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Terraced8.3%
Flat/maisonette75%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£395k£395k+0%1
Pre-crash peak2005–2005£372k£372k+0%4
GFC & correction2012–2012£269k£269k+0%2
Help-to-Buy recovery2013–2014£265k£280k+5.7%1
Pandemic surge2021–2021£457k£457k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5% alpha

Flat/maisonette-5% α
Local
1.1%
District
6.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
9.2 min walk
St Johns (London)

Nearby stations

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

43

Walkability score

160

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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)14
Nearest car park388m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed475 Mbps
Median download440 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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

11 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

504

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

5

Convenience

Nearest supermarketAsda · 769 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

292m

Post office

Nearby shops

R&A Food & Wine179 m
Tesco Express204 m
Cyprus Food Centre253 m
Halal Meat Centre306 m

Nearby cafes

Crave137 m
The Vale Boulangerie217 m
Middleton402 m
Central Cafe707 m

Nearby restaurants

Meze Mangal Turkish restaurant140 m
Pizza Verde222 m
Pizza Hut Delivery244 m
Tasty Kebab260 m

Nearby pubs

Wickham Arms284 m
The Talbot370 m
Royal George388 m
The Flower of Kent456 m

Nearby gyms

Kindred Yoga665 m
Iyengar Yoga Institute South London734 m
Indoor Sports court778 m
Club Pulse (Fitness Centre and Gym)788 m

Nearby pharmacies

Krisons714 m
New Cross Pharmacy981 m

Nearby health

Deptford Surgery715 m
Waldron Dental Clinic1.0 km
Food hygiene (5-star)32% of 88

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

KESTREL SECURITY & FM LTD
PORCHSTONE PROPERTY MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

46.2

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route192m
Crossrail 2 route8,553m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,195 nationally

1,556

Est. population

10,766/km²

74%

Employed

67%

Degree educated

£47,900

Median income

8.2%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

17%
37%
26%
15%
Under 1817%
18–3437%
35–4926%
50–6415%
65+5%

Tenure

27%
36%
24%
Own outright12%
Own (mortgage)27%
Private rent36%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

47%
17%
17%
White British47%
White Other17%
Asian5%
Black17%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine13%
No car household52%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent24%

vs. London

Income vs London+14.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
19
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)
31
Largest scheme
72 homes · CARRINGTON HOUSE, CARRINGTON HOUSE, BROOKMILL ROAD, SE8
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
165-169, 165-169, LEWISHAM WAY, SE422 homes
completed
161, 161, LEWISHAM ROAD, SE1312 homes
completed
FRIENDLY STREET MEWS, SE810 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

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Key facts for SE4 1PF

Full postcodeSE4 1PF
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.468499
Longitude-0.028617
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