Brockley · Lewisham · Lewisham North constituency · 51.46571, -0.02687

SE4 1YB— Brockley, Lewisham

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

The family fortress

 

Schools 100%Safety 79/100Transport 57/100Low yield 2.76%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
79
Schools
60
Transport
57
Environment
48
Investment
41

The bottom line

SE4 1YB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £620,000 median — a strong choice for Families.

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Location

SE4 1YB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+19.2% vs London avg
vs London income+14.0% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SE4 1YB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE4 1YB 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 · 5 min walk

KS2: 106.3

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 9 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 22 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.3km

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£620,000

Median sale price

Above London median by 19%

£620,000 is 19% above the London median (£520,000)

+12.5%

This year

Flat

Dominant type

Price history

5-year change
+10.7%
Sales (24 months)7
New build0.0%
Avg flat£620,000
Price per m²£8,367/m²
Price per ft²£777/ft²
Avg floor area75.6 m²

EPC breakdown

C
27%
D
42%
E
9%

Based on 78 properties · Confidence: high

Street mix

Semi 2%Terraced 3%Detached 2%Flat 93%

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£18,500
First-time buyerFTB
£9,750
Additional propertyBTL/2nd
£37,100

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

12.9×

Price-to-income

£3,102/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£189,000
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+799%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.0%

per year

Acceleration

+100.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 102 sales

Property Type Mix

Total: 102 sales

Detached2%
Semi-detached2%
Terraced2.9%
Flat/maisonette93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£86k+24.6%3.5
Post-dot-com plateau2001–2004£133k£205k+54.5%5.5
Pre-crash peak2005–2007£219k£298k+35.7%2.7
GFC & correction2009–2012£242k£248k+2.3%1.8
Help-to-Buy recovery2013–2016£287k£431k+50.2%4.5
Brexit uncertainty2017–2019£560k£461k-17.7%3.7
Pandemic surge2020–2021£438k£560k+28%2.5
Rate-rise correction2022–2022£2.15m£2.15m+0%2
Current market2024–2025£500k£620k+24%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
8.5%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
11.9 min walk
St Johns (London)

Nearby stations

St Johns (London)National Rail
6 min walk
Brockley Rail StationSouthern · Windrush
9 min walk
Elverson Road DLR StationDLR
10 min walk
Lewisham DLR StationDLR
12 min walk
Deptford Bridge DLR StationDLR
12 min walk
No bus stops within 400m

30

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

1.6 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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park459m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 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 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: 5.1 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 52%
More green space than 90% of London

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

15 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.5 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

496

Parks (1km)

6

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAsda · 1.1 km
3 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)

623m

Post office

Nearby shops

Londis332 m
Chrandra Stores381 m
Katpakan476 m
R&A Food & Wine498 m

Nearby cafes

Middleton325 m
Vanilla's Coffee388 m
Crave410 m
The Vale Boulangerie543 m

Nearby restaurants

Meze Mangal Turkish restaurant428 m
Everest Curry King513 m
Chicha516 m
Pizza Verde548 m

Nearby pubs

The Talbot281 m
Llama's Head Pub507 m
Wickham Arms520 m
The Rising Sun595 m

Nearby gyms

The Gym676 m
Anytime Fitness701 m
Kindred Yoga913 m
Iyengar Yoga Institute South London1.0 km

Nearby pharmacies

Krisons1.0 km

Nearby health

Portland Smile Clinic739 m
Hilly Fields Group Practice970 m
Deptford Surgery1.0 km
Food hygiene (5-star)30% of 57

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

24 TRESSILLIAN ROAD FREEHOLD LIMITED
28 TRESSILLIAN ROAD RESIDENTS ASSOCIATION LIMITED
36 TRESSILLIAN ROAD SE4 FREEHOLD LIMITED
44 TRESSILLIAN ROAD LIMITED
46 TRESSILLIAN ROAD BROCKLEY LIMITED

+7 more

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.2

Price growth score

C
Low

New supply risk

Excellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route406m
Crossrail 2 route8,779m

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%
Price vs London+19.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
18
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)
7
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
161, 161, LEWISHAM ROAD, SE1312 homes
completed
FRIENDLY STREET MEWS, SE810 homes
completed
2A PRETORIA PARADE, 2A PRETORIA PARADE, TYRWHITT ROAD, SE4 1QG8 homes
completed
33, 33, Wickham Road, SE48 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 (£620,000)

£18,500

Standard buyer

£9,750

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 1YB

Full postcodeSE4 1YB
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.465709
Longitude-0.026866
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