Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45759, -0.03654

SE4 2BQ— Crofton Park, Lewisham

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

The family fortress

 

Schools 100%Safety 71/100Transport 52/100~3% yield · indicativeOnly 3 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
52
Environment
75
Investment
41

The bottom line

SE4 2BQ 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 2BQ

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 2BQ

🛡️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 2BQ 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 · 10 min walk

100% of local schools rated Good or Outstanding · based on 12 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)

1

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Fire Station · 1.7km

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,602/m²
Price per ft²£799/ft²
Avg floor area84.8 m²

EPC breakdown

C
14%
D
14%
E
8%

Based on 36 properties · Confidence: high

Street mix

Semi 2%Terraced 26%Flat 71%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£212,000
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

1997–2026 · CAGR

+8.5%

Total change

+971%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.5%

per year

Acceleration

+31.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached1.9%
Terraced28.3%
Flat/maisonette69.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£192k+222.7%4
Post-dot-com plateau2001–2002£140k£149k+6.1%2.5
Pre-crash peak2006–2007£180k£197k+9.4%3
GFC & correction2008–2012£325k£320k-1.5%1.6
Help-to-Buy recovery2013–2016£580k£628k+8.2%1.5
Brexit uncertainty2018–2019£293k£604k+106.3%2.5
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2022–2023£1.08m£695k-35.6%1.5
Current market2024–2026£1.27m£637k-49.8%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+2.1% α
Local
9.9%
District
7.8%
Terraced+0% α
Local
12.1%
District
12.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing1
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
3 min walk
Brockley Rail StationSouthern · Windrush
10 min walk
Honor Oak Park Rail StationSouthern · Windrush
13 min walk
Lewisham DLR StationDLR
23 min walk
Elverson Road DLR StationDLR
23 min walk
No bus stops within 400m

56

Walkability score

88

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park687m
Santander docks (800m)0
Nearest cycle dock2.3 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download453 Mbps
Superfast coverage98%
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 AONB26% green spaceTree canopy: 46%
More green space than 81% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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

16 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

398

Parks (1km)

26

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 239 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)

344m

Post office

Nearby shops

Londis172 m
Quality Food & Wine186 m
Jones of Brockley284 m
R + A Newsagent302 m

Nearby cafes

Dream Story190 m
Arlo & Moe209 m
Cafe at the Library241 m
Deja Brew283 m

Nearby restaurants

The Shapla176 m
Maxin Chicken197 m
Malaysian Deli203 m
L'Oculto Cocina271 m

Nearby pubs

Crofton Park Tavern180 m
Joyce247 m
LDN Beer Dispensary327 m
Jérome's Wine Bar and Shop333 m

Nearby gyms

Renaissance yoga & well being707 m
King's College London Honor Oak Park Sports Ground758 m

Nearby pharmacies

Cheltenham Chemist317 m
Bentley's Chemist348 m
Crofton Park Pharmacy489 m

Nearby health

Smiles For You149 m
Crofton Park Dental Practice401 m
Food hygiene (5-star)48% of 107

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

STEVEN LALLY LTD

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.

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 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

54.1

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,393m
Crossrail 2 route8,560m

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)
25
Largest scheme
147 homes · SCOUTLAND, SCOUTLAND, BROCKLEY WAY, 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
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
ST CYPRIANS CHURCH HALL, 294 1/2, ST CYPRIANS CHURCH HALL, 294 1/2, BROCKLEY ROAD, SE4 2RA9 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 2BQ

Full postcodeSE4 2BQ
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.457589
Longitude-0.036544
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