Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45807, -0.03632

SE4 2BE— Crofton Park, Lewisham

Location and area intelligence for SE4 2BE, Crofton Park, Lewisham

The family fortress

 

Schools 100%Safety 71/100Transport 51/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
71
Schools
60
Transport
51
Environment
76
Investment
43

The bottom line

SE4 2BE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — 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 2BE

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+12.6% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for SE4 2BE

🛡️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 2BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Beecroft Garden Primary

Not yet inspected · Inspected Oct 2024 · 1 min walk

KS2: 106.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 9 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.0 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 938.5%

+15% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour20%
Vehicle crime9%
Robbery7%
Drug offences5%
Burglary2%
Theft1%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Fire Station · 1.8km

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,358/m²
Price per ft²£591/ft²
Avg floor area70.4 m²

EPC breakdown

C
14%
D
17%
E
3%

Based on 34 properties · Confidence: high

Street mix

Semi 9%Terraced 44%Flat 44%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£176,000
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)
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

+7.3%

Total change

+719%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.0%

per year

Acceleration

-23.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached9.1%
Terraced45.5%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£116k+113.9%1.5
Post-dot-com plateau2001–2004£140k£203k+44.6%1.5
Pre-crash peak2005–2007£286k£250k-12.5%3
GFC & correction2011–2012£150k£337k+124.7%2
Help-to-Buy recovery2015–2016£358k£485k+35.7%3
Brexit uncertainty2019–2019£375k£375k+0%1
Pandemic surge2020–2021£426k£590k+38.4%2.5
Rate-rise correction2022–2023£600k£590k-1.7%1
Current market2025–2025£443k£443k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-1.2% alpha

Flat/maisonette+0.1% α
Local
8.1%
District
8%
Terraced-1.2% α
Local
9.9%
District
11.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Crofton Park→ Victoria· 2 tph
19 min

Nearby stations

Crofton ParkNational Rail
4 min walk
Brockley Rail StationSouthern · Windrush
9 min walk
Honor Oak Park Rail StationSouthern · Windrush
14 min walk
Lewisham DLR StationDLR
22 min walk
Elverson Road DLR StationDLR
23 min walk
No bus stops within 400m

54

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★32 min
Victoria33 min ↓
Waterloo41 min ↑
Canary Wharf41 min ↓
City44 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)

0

EV chargers (800m)

Nearest car park679m
Santander docks (800m)0
Nearest cycle dock2.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed430 Mbps
Median download418 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: 5.3 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 46%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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): 3

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

15 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

400

Parks (1km)

25

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 192 m
1 sports halls

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)

399m

Post office

Nearby shops

Londis226 m
Quality Food & Wine238 m
R + A Newsagent252 m
Jones of Brockley339 m

Nearby cafes

Deja Brew235 m
Dream Story242 m
Arlo & Moe264 m
Cafe at the Library295 m

Nearby restaurants

L'Oculto Cocina225 m
The Shapla228 m
Brockley Rock239 m
Morley's249 m

Nearby pubs

Joyce199 m
Crofton Park Tavern235 m
LDN Beer Dispensary382 m
Jérome's Wine Bar and Shop388 m

Nearby gyms

Renaissance yoga & well being659 m
King's College London Honor Oak Park Sports Ground812 m

Nearby pharmacies

Cheltenham Chemist325 m
Bentley's Chemist404 m
Crofton Park Pharmacy545 m

Nearby health

Smiles For You198 m
Crofton Park Dental Practice456 m
Food hygiene (5-star)49% of 105

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
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

133 DRAKEFELL ROAD LIMITED
56 WHITBREAD ROAD LIMITED
74 WHITBREAD ROAD RTM COMPANY LIMITED
CHANSOULCRYSTALZ LTD
ELN CREST SERVICES LIMITED

+2 more

Investment

Investment grade, yield and market outlook

43

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 score22/100
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

52

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,388m
Crossrail 2 route8,549m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,835 nationally

1,551

Est. population

13,670/km²

71%

Employed

59%

Degree educated

£47,300

Median income

6.4%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

21%
30%
24%
16%
Under 1821%
18–3430%
35–4924%
50–6416%
65+9%

Tenure

17%
30%
32%
21%
Own outright17%
Own (mortgage)30%
Private rent32%
Social rent21%
Shared ownership1%

Ethnicity

46%
16%
20%
White British46%
White Other16%
Asian6%
Black20%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household50%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent32%
Social rent21%

vs. London

Income vs London+12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
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)
26
Largest scheme
58 homes · LAND TO THE NORTH OF, LAND TO THE NORTH OF, BUCKTHORNE ROAD, HOLDENBY ROAD, SE4
Pipeline pressure
NONE

Named schemes (500m)

LAND TO THE NORTH OF, LAND TO THE NORTH OF, BUCKTHORNE ROAD, HOLDENBY ROAD, SE458 homes
completed
FORMER ROUNDEL CLUB ON LAND R/O, 1-39, FORMER ROUNDEL CLUB ON LAND R/O, 1-39, ADELAIDE AVENUE, SE424 homes
completed
SITE AT, 283, SITE AT, 283, BROCKLEY ROAD, SE415 homes
completed
ARABIN WORKS, 58, ARABIN WORKS, 58, ARABIN ROAD, SE410 homes
completed
Part of Factory Site, 92, Part of Factory Site, 92, Foxberry Road, SE4 2SH9 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
19.2%
Ward turnout
41%
Election year
2022
MP
Ellie Reeves (Labour)
MP majority
18,397
Constituency
Lewisham West and East Dulwich

Councillors

Tauseef AnwarLabour
Chris BarnhamLabour
Carol Webley-BrownLabour

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Key facts for SE4 2BE

Full postcodeSE4 2BE
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.458071
Longitude-0.036322
Parliamentary constituencyLewisham West and East Dulwich
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