Brockley · Lewisham · Lewisham North constituency · 51.46536, -0.03615

SE4 2AB— Brockley, Lewisham

Location and area intelligence for SE4 2AB, Brockley, Lewisham

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 62/100Low yield 3.14%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
81
Schools
100
Transport
62
Environment
54
Investment
53

The bottom line

SE4 2AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE4 2AB

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-1.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE4 2AB

🛡️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 2AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

John Stainer Community Primary School

Outstanding · Inspected Feb 2024 · 3 min walk

KS2: 106.5

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 7 min walk

P8: +0.08A8: 51.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 11 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

62.2 incidents per 1,000 residents

Better than 52% of London
→ Stable

-18% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences28%
Other22%
Vehicle crime11%
Burglary7%
Drug offences2%
Robbery2%
Theft0%

Road safety

79

Road safety score

17

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

4

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.3km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area48.9 m²

EPC breakdown

C
15%
D
4%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 20%Detached 10%Flat 30%Other 40%

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£122,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2010 · CAGR

+6.6%

Total change

+90%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.6%

per year

Acceleration

-194.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Terraced50%
Flat/maisonette50%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£100k£100k+0%1
Pre-crash peak2006–2006£266k£266k+0%2
GFC & correction2010–2010£190k£190k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
16.5 min walk
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

Brockley Rail StationSouthern · Windrush
2 min walk
BrockleyNational Rail
2 min walk
New Cross Gate Rail StationWindrush · Southern
14 min walk
New Cross ELL Rail StationWindrush · Southeastern
16 min walk
Deptford Bridge DLR StationDLR
17 min walk
No bus stops within 400m

40

Walkability score

46

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria42 min ↑
Waterloo35 min ↓
Canary Wharf28 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)20
Nearest car park292m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

54%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed317 Mbps
Median download323 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: 32.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 70% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

6 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

473

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 711 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

787m

Post office

Nearby shops

Logan's20 m
Doorstep Bakery57 m
R + A Newsagent656 m
R&A Food & Wine758 m

Nearby cafes

The Broca93 m
Browns of Brockley118 m
Central Cafe132 m
RG's Coffee Kiosk152 m

Nearby restaurants

Sikatio Restaurant Bar & Grill23 m
Jerk Palace28 m
Oliver's53 m
Brorritos62 m

Nearby pubs

The Brockley Barge148 m
Parlez152 m
The Gantry200 m
waterintobeer269 m

Nearby gyms

Renaissance yoga & well being265 m
Indoor Sports court834 m
Club Pulse (Fitness Centre and Gym)846 m
Goldsmiths Gym863 m

Nearby pharmacies

Cheltenham Chemist863 m
Bentley's Chemist1.2 km

Nearby health

Smiles For You1.0 km
Food hygiene (5-star)54% of 86

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

AKWABA MARKET LTD
JERK PALACE SPICY JERK LIMITED
LOGAN’S CONVENIENCES LTD
YUME COFFEE LTD

Investment

Investment grade, yield and market outlook

53

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 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

40.9

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route749m
Crossrail 2 route8,200m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,887 nationally

2,011

Est. population

11,614/km²

67%

Employed

58%

Degree educated

£41,600

Median income

5.9%

Claimant rate

Inner cityHigh densityYoung professionals

44

Community stability

Age profile

19%
32%
24%
16%
Under 1819%
18–3432%
35–4924%
50–6416%
65+10%

Tenure

21%
30%
27%
21%
Own outright21%
Own (mortgage)30%
Private rent27%
Social rent21%
Shared ownership1%

Ethnicity

47%
15%
22%
White British47%
White Other15%
Asian5%
Black22%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine14%
No car household48%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent27%
Social rent21%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
5
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)
38
Largest scheme
84 homes · LAND AT BROCKLEY COAL YARD, LAND AT BROCKLEY COAL YARD, SEYMOUR GARDENS, SE4
Pipeline pressure
NONE

Named schemes (500m)

SITE SOUTH SIDE OF, SITE SOUTH SIDE OF, FOXWELL STREET, SE450 homes
completed
BROCKLEY NURSERY LAND REAR OF, BROCKLEY NURSERY LAND REAR OF, UPPER BROCKLEY ROAD, SE448 homes
completed
MARTINS YARD, 82A, MARTINS YARD, 82A, ENDWELL ROAD, SE4 2PD47 homes
completed
Bridge House, 4, Bridge House, 4, Mantle Road, SE4 2EX34 homes
completed
5, 5, ST NORBERT ROAD, SE4 2EY32 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 2AB

Full postcodeSE4 2AB
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.465361
Longitude-0.036153
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