Brockley · Lewisham · Lewisham North constituency · 51.46895, -0.02638

SE4 1XF— Brockley, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 60/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
60
Transport
60
Environment
61
Investment
45

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

SE4 1XF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE4 1XF

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How SE4 1XF 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 · 1 min walk

KS2: 106.3

—

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 17 min walk

6 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

66

Road safety score

12

Accidents (5yr)

3

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.0km

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,652/m²
Price per ft²£804/ft²
Avg floor area65.9 m²

EPC breakdown

B
8%
C
30%
D
30%
E
8%
F
1%

Based on 77 properties · Confidence: high

Street mix

Semi 4%Terraced 6%Flat 89%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

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£164,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.1%

per year

Acceleration

-126.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 75 sales

Property Type Mix

Total: 75 sales

Semi-detached4%
Terraced6.7%
Flat/maisonette89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£96k+41.5%2.3
Post-dot-com plateau2001–2004£108k£185k+72.1%3.2
Pre-crash peak2005–2007£191k£259k+36%5.3
GFC & correction2009–2012£140k£355k+153.6%1.7
Help-to-Buy recovery2013–2016£360k£464k+28.8%2.5
Brexit uncertainty2017–2019£370k£363k-1.8%1.3
Pandemic surge2020–2021£343k£497k+45%2
Rate-rise correction2023–2023£350k£350k+0%3
Current market2024–2025£665k£425k-36.1%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
7.8%
District
7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
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
7.8 min walk
St Johns (London)

Nearby stations

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

48

Walkability score

266

Footpaths (500m)

0

Santander docks (800m)

1.3 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)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park227m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed489 Mbps
Median download446 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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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 · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

413

Parks (1km)

25

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketAsda · 701 m

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)

319m

Post office

Nearby shops

R&A Food & Wine185 m
Tesco Express217 m
Cyprus Food Centre278 m
Londis299 m

Nearby cafes

Crave78 m
The Vale Boulangerie234 m
Middleton284 m
The Broadway Cafe644 m

Nearby restaurants

Meze Mangal Turkish restaurant101 m
Pizza Verde240 m
Pizza Hut Delivery267 m
Tasty Kebab286 m

Nearby pubs

The Talbot266 m
Royal George372 m
The Brookmill Pub375 m
Wickham Arms440 m

Nearby gyms

Kindred Yoga556 m
Iyengar Yoga Institute South London694 m
The Gym710 m
Anytime Fitness810 m

Nearby pharmacies

Krisons649 m
New Cross Pharmacy983 m

Nearby health

Deptford Surgery650 m
Portland Smile Clinic866 m
Waldron Dental Clinic1.0 km
Food hygiene (5-star)33% of 124

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

253, LEWISHAM WAY (MANAGEMENT COMPANY) LIMITED
259 MEWS RESIDENTS LIMITED
287 LEWISHAM WAY (MANAGEMENT) LIMITED
ALLIED MARTIAL ARTS CIC
BERKER LTD

+11 more

Investment

Investment grade, yield and market outlook

45

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 score21/100
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

63.2

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route74m
Crossrail 2 route8,682m

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)
23
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)
13
Largest scheme
310 homes · SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT
Pipeline pressure
NONE

Named schemes (500m)

WICKHAM BUILDING, LEWISHAM COLLEGE, WICKHAM BUILDING, LEWISHAM COLLEGE, LEWISHAM WAY, SE465 homes
completed
165-169, 165-169, LEWISHAM WAY, SE422 homes
completed
161, 161, LEWISHAM ROAD, SE1312 homes
completed
FRIENDLY STREET MEWS, SE810 homes
completed
CRYSTAL PLACE TAVERN, 105-107, CRYSTAL PLACE TAVERN, 105-107, TANNERS HILL, SE8 4QD10 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 1XF

Full postcodeSE4 1XF
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.468947
Longitude-0.026381
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