Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45347, -0.03722

SE4 1RH— Crofton Park, Lewisham

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

The practical family move

 

Top 13% LondonSchools 100%Safety 79/100Transport 57/100Low yield 3.14%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
79
Schools
60
Transport
57
Environment
71
Investment
52

The bottom line

SE4 1RH 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 1RH

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+12.6% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for SE4 1RH

🛡️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 1RH 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 · 5 min walk

KS2: 106.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 13 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.7 incidents per 1,000 residents

Better than 72% of London
↑ Rising 500.0%

from a low base — still below London average

-49% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences20%
Vehicle crime15%
Drug offences11%
Theft3%
Robbery2%
Burglary2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 1.3km

Crime is 40% below London average

Property

Prices, sales volume and market trends

Avg floor area96.3 m²

EPC breakdown

B
1%
C
6%
D
9%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 3%Terraced 91%Flat 6%

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£240,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2023 · CAGR

+8.6%

Total change

+914%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+32.12

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached3%
Terraced90.9%
Flat/maisonette6.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£149k+112.9%2
Post-dot-com plateau2002–2003£210k£185k-11.9%1
Pre-crash peak2005–2007£232k£248k+6.7%2
GFC & correction2010–2012£285k£315k+10.5%1
Help-to-Buy recovery2013–2015£375k£430k+14.7%2.3
Brexit uncertainty2017–2019£603k£650k+7.9%1
Pandemic surge2020–2021£696k£600k-13.8%2
Rate-rise correction2023–2023£710k£710k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
8.7%
District
9.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing14
Trend Position40

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
2 min walk
Honor Oak Park Rail StationSouthern · Windrush
9 min walk
Brockley Rail StationSouthern · Windrush
16 min walk
Forest Hill Rail StationSouthern · Windrush
24 min walk
Lewisham DLR StationDLR
26 min walk
No bus stops within 400m

47

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

2.6 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)

0

EV chargers (800m)

Nearest car park761m
Santander docks (800m)0
Nearest cycle dock2.6 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 waterMEDIUM
Medium
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 AONB10% green spaceTree canopy: 43%
Above average green space

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

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

21 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

256

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 663 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

117m

Post office

Nearby shops

T P Food & Wine107 m
Brockley Grocery & Wine114 m
The Co-operative Food152 m
Jones of Brockley179 m

Nearby cafes

Café Crofton Park112 m
Fred's169 m
Cafe at the Library223 m
Arlo & Moe252 m

Nearby restaurants

Spring Way58 m
Jerk Garden80 m
EXP Chinese84 m
Babur to go104 m

Nearby pubs

The Brockley Jack90 m
Jérome's Wine Bar and Shop128 m
LDN Beer Dispensary134 m
Crofton Park Tavern281 m

Nearby gyms

King's College London Honor Oak Park Sports Ground301 m
Renaissance yoga & well being1.2 km

Nearby pharmacies

Crofton Park Pharmacy62 m
Bentley's Chemist122 m
Cheltenham Chemist589 m

Nearby health

Crofton Park Dental Practice60 m
Smiles For You327 m
Honor Oak Dentistry676 m
Food hygiene (5-star)46% of 81

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GRACESAM LIMITED
KEEPUMOVING LTD
NATURAL REBEL LTD
PASSE LTD
PEDAR LTD

Investment

Investment grade, yield and market outlook

52

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

48.4

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,355m
Crossrail 2 route8,731m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,485 nationally

1,706

Est. population

14,907/km²

69%

Employed

58%

Degree educated

£47,300

Median income

3.0%

Claimant rate

Inner cityHigh densityYoung professionals

53

Community stability

Age profile

25%
20%
27%
16%
Under 1825%
18–3420%
35–4927%
50–6416%
65+12%

Tenure

32%
39%
20%
Own outright32%
Own (mortgage)39%
Private rent20%
Social rent7%
Shared ownership2%

Ethnicity

52%
16%
15%
White British52%
White Other16%
Asian7%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household27%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent20%
Social rent7%

vs. London

Income vs London+12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
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)
14
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 TO THE NORTH OF, LAND TO THE NORTH OF, BUCKTHORNE ROAD, HOLDENBY ROAD, SE458 homes
completed
LAND AT REAR OF, 96-98, LAND AT REAR OF, 96-98, CROFTON PARK ROAD, SE436 homes
completed
LAND AT REAR OF, 414, LAND AT REAR OF, 414, BROCKLEY ROAD, SE415 homes
completed
437-439, 437-439, BROCKLEY ROAD, SE4 2PJ9 homes
completed
396A, 396A, BROCKLEY ROAD, SE4 2DH7 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 1RH

Full postcodeSE4 1RH
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.453473
Longitude-0.037224
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