Brockley · Lewisham · Lewisham North constituency · 51.46385, -0.02900

SE4 1TT— Brockley, Lewisham

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

The family fortress

 

Schools 100%Safety 80/100Transport 53/100Low yield 3.14%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
80
Schools
60
Transport
53
Environment
47
Investment
56

The bottom line

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

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Location

SE4 1TT

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+14.0% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for SE4 1TT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE4 1TT 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 · 8 min walk

KS2: 106.3

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 7 min walk

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.2 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences27%
Other23%
Vehicle crime19%
Anti-social behaviour17%
Burglary5%
Drug offences5%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.3km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area60.9 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: low

Street mix

Flat 100%

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£152,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2012 · CAGR

+9.2%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

+6.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£80k£143k+78.8%1
Pre-crash peak2005–2005£164k£164k+0%1
GFC & correction2008–2012£180k£210k+16.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
14.9 min walk
St Johns (London)

Nearby stations

Brockley Rail StationSouthern · Windrush
8 min walk
St Johns (London)National Rail
9 min walk
Elverson Road DLR StationDLR
13 min walk
Lewisham DLR StationDLR
14 min walk
Deptford Bridge DLR StationDLR
16 min walk
No bus stops within 400m

32

Walkability score

21

Footpaths (500m)

0

Santander docks (800m)

1.7 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park714m
Santander docks (800m)0
Nearest cycle dock1.7 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 qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 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

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

12 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.4 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

512

Parks (1km)

22

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Gantry (509 m)

Nearest supermarketCo-op Food · 636 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

804m

Post office

Nearby shops

Chrandra Stores382 m
Logan's516 m
Doorstep Bakery525 m
R + A Newsagent570 m

Nearby cafes

Vanilla's Coffee393 m
George's Cafe Brockley479 m
Central Cafe492 m
Pistachios Cafe531 m

Nearby restaurants

Ellary's451 m
Mauby468 m
Lion's489 m
Chaska Maska502 m

Nearby pubs

The Gantry509 m
The Brockley Barge521 m
The Talbot530 m
Parlez578 m

Nearby gyms

Renaissance yoga & well being693 m

Nearby health

Hilly Fields Group Practice804 m
Smiles For You968 m
Food hygiene (5-star)42% of 83

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

G.O.ROACH BUILDING SERVICES 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 score20/100
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

40

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route659m
Crossrail 2 route8,722m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,003 nationally

1,963

Est. population

9,235/km²

73%

Employed

66%

Degree educated

£47,900

Median income

6.2%

Claimant rate

Inner cityHigh densityYoung professionals

40

Community stability

Age profile

24%
30%
27%
Under 1824%
18–3430%
35–4927%
50–6413%
65+6%

Tenure

15%
30%
35%
20%
Own outright15%
Own (mortgage)30%
Private rent35%
Social rent20%
Shared ownership0%

Ethnicity

43%
19%
19%
White British43%
White Other19%
Asian5%
Black19%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine10%
No car household47%
Unemployed6%
No qualifications7%

Housing tenure (Census 2021)

Private rent35%
Social rent20%

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
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)
23
Largest scheme
65 homes · WICKHAM BUILDING, LEWISHAM COLLEGE, WICKHAM BUILDING, LEWISHAM COLLEGE, LEWISHAM WAY, SE4
Pipeline pressure
NONE

Named schemes (500m)

Garages on land between 72-80, Garages on land between 72-80, Geoffrey Road, SE4 1NT9 homes
completed
33, 33, Wickham Road, SE48 homes
completed
42, 42, Wickham Road, SE4 1NZ8 homes
completed
96, 96, Tressillian Road, SE4 1YD5 homes
completed
78, 78, Tyrwhitt Road, SE4 1QB5 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 1TT

Full postcodeSE4 1TT
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.463848
Longitude-0.029005
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