Brockley · Lewisham · Lewisham North constituency · 51.46228, -0.03647

SE4 2AJ— Brockley, Lewisham

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

The practical family move

 

Schools 100%Safety 78/100Transport 60/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
100
Transport
60
Environment
70
Investment
45

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE4 2AJ

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+24.0% vs London avg

Deep-dive guides for SE4 2AJ

🛡️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 2AJ 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 · 4 min walk

KS2: 106.5

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 10 min walk

P8: +0.08A8: 51.1

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

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 7 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.9 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+7% vs borough

Crime by type

Other36%
Anti-social behaviour19%
Violence & sexual offences19%
Vehicle crime10%
Theft6%
Robbery4%
Drug offences3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.5km

Crime is +24% 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£5,397/m²
Price per ft²£501/ft²
Avg floor area89 m²

EPC breakdown

B
2%
C
13%
D
24%
E
4%
F
1%

Based on 44 properties · Confidence: high

Street mix

Semi 9%Terraced 76%Flat 13%Other 2%

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£222,500
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

+6.9%

Total change

+643%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+49.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached9.6%
Terraced76.9%
Flat/maisonette13.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£137k+90.3%1.8
Post-dot-com plateau2001–2004£160k£238k+48.8%2.5
Pre-crash peak2005–2007£230k£325k+41.3%3.3
GFC & correction2008–2012£365k£375k+2.7%1
Help-to-Buy recovery2013–2016£645k£840k+30.2%1
Brexit uncertainty2017–2019£695k£813k+16.9%1.3
Pandemic surge2020–2021£574k£828k+44.3%2
Rate-rise correction2022–2023£1.26m£675k-46.5%1.5
Current market2024–2025£458k£535k+16.9%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8.4%
District
8.6%

CAGR over 30yr 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
19.8 min walk
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

Brockley Rail StationSouthern · Windrush
3 min walk
BrockleyNational Rail
3 min walk
New Cross Gate Rail StationWindrush · Southern
18 min walk
Honor Oak Park Rail StationWindrush · Southern
19 min walk
Elverson Road DLR StationDLR
20 min walk
No bus stops within 400m

45

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

2.0 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park370m
Santander docks (800m)0
Nearest cycle dock2.0 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 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

10 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.6 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

450

Parks (1km)

21

Restaurants (800m)

10

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 390 m

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

865m

Post office

Nearby shops

Doorstep Bakery288 m
R + A Newsagent348 m
Logan's358 m
J H Singh Newsagents533 m

Nearby cafes

George's Cafe Brockley170 m
Central Cafe212 m
Good As Gold227 m
Browns of Brockley240 m

Nearby restaurants

Mauby174 m
Mother Flipper176 m
Ellary's182 m
Lion's202 m

Nearby pubs

The Gantry143 m
The Brockley Barge197 m
Parlez221 m
waterintobeer232 m

Nearby gyms

Renaissance yoga & well being239 m
Indoor Sports court1.2 km
Club Pulse (Fitness Centre and Gym)1.2 km
Goldsmiths Gym1.2 km

Nearby pharmacies

Cheltenham Chemist551 m
Bentley's Chemist866 m
Crofton Park Pharmacy1.0 km

Nearby health

Smiles For You666 m
Crofton Park Dental Practice922 m
Food hygiene (5-star)54% of 93

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

BROCKLEY BREWING COMPANY LTD.
DARRELL GITUMA MILK AND HONEY CO-OP LTD
INCLUSIVE EDGE LTD
KARESS KESS UK LTD
MORTON PATTERSON CONSULTING LTD

+2 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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

48.3

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,061m
Crossrail 2 route8,325m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,289 nationally

1,780

Est. population

14,204/km²

69%

Employed

55%

Degree educated

£47,900

Median income

6.3%

Claimant rate

Inner cityHigh densityYoung professionals

40

Community stability

Age profile

20%
29%
25%
18%
Under 1821%
18–3429%
35–4926%
50–6418%
65+7%

Tenure

25%
26%
36%
Own outright12%
Own (mortgage)25%
Private rent26%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

39%
16%
27%
White British39%
White Other16%
Asian7%
Black27%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household50%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent36%
Private rent26%

vs. London

Income vs London+14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
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)
33
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
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
PART OF FORMER MANTLE ROAD COAL YARD &, 15-27, PART OF FORMER MANTLE ROAD COAL YARD &, 15-27, FOXWELL STREET, SE428 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 2AJ

Full postcodeSE4 2AJ
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.462282
Longitude-0.036472
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