Crofton Park · Lewisham · Lewisham West and East Dulwich constituency · 51.45362, -0.04047

SE4 2DG— Crofton Park, Lewisham

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

The practical family move

 

Top 8% LondonSchools 100%Safety 79/100Transport 56/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
74
Safety
79
Schools
90
Transport
56
Environment
71
Investment
44

The bottom line

SE4 2DG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

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Location

SE4 2DG

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-40.0% vs London avg

Deep-dive guides for SE4 2DG

🛡️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 2DG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stillness Junior School

Good · Inspected Feb 2020 · 6 min walk

KS2: 104.3

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 20 min walk

P8: +0.08A8: 51.1

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 · 7 min walk

6 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

38.7 incidents per 1,000 residents

Better than 72% of London
↑ Rising 500.0%

from a low base — still below London average

-49% vs borough

Crime by type

Anti-social behaviour24%
Other24%
Violence & sexual offences20%
Vehicle crime15%
Drug offences11%
Theft3%
Robbery2%
Burglary2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 1.2km

Crime is 40% below 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£9,149/m²
Price per ft²£850/ft²
Avg floor area111.3 m²

EPC breakdown

C
10%
D
19%
E
5%

Based on 34 properties · Confidence: high

Street mix

Semi 3%Terraced 86%Detached 3%Flat 9%

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£278,250
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+10.3%

Total change

+1780%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.7%

per year

Acceleration

+40.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 77 sales

Property Type Mix

Total: 77 sales

Detached2.6%
Semi-detached2.6%
Terraced85.7%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£108k+82.2%3.3
Post-dot-com plateau2001–2004£163k£235k+44.4%3.8
Pre-crash peak2005–2007£282k£345k+22.3%3.7
GFC & correction2008–2012£296k£315k+6.3%1.8
Help-to-Buy recovery2013–2016£364k£645k+77.2%2.5
Brexit uncertainty2017–2019£814k£563k-30.9%1.7
Pandemic surge2020–2021£500k£705k+41%1
Rate-rise correction2022–2023£875k£855k-2.3%2
Current market2024–2025£817k£1.11m+35.7%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.7% alpha

Terraced+1.7% α
Local
10.3%
District
8.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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
Honor Oak Park Rail StationSouthern · Windrush
7 min walk
Brockley Rail StationSouthern · Windrush
16 min walk
Forest Hill Rail StationSouthern · Windrush
23 min walk
Lewisham DLR StationDLR
28 min walk
No bus stops within 400m

48

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

2.7 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 park563m
Santander docks (800m)0
Nearest cycle dock2.7 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

21 min walk

63%

Recommend GP

63%

Overall GP experience

0

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

66

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketThe Co-operative Food · 619 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

249m

Post office

Nearby shops

Brockley Grocery & Wine164 m
T P Food & Wine238 m
Jones of Brockley277 m
The Co-operative Food279 m

Nearby cafes

Café Crofton Park243 m
Fred's268 m
Cafe at the Library343 m
Arlo & Moe347 m

Nearby restaurants

Babur to go163 m
Wings of Kings164 m
Spring Way172 m
Jerk Garden175 m

Nearby pubs

The Brockley Jack138 m
Jérome's Wine Bar and Shop258 m
LDN Beer Dispensary263 m
Crofton Park Tavern376 m

Nearby gyms

King's College London Honor Oak Park Sports Ground407 m
Renaissance yoga & well being1.1 km

Nearby pharmacies

Crofton Park Pharmacy171 m
Bentley's Chemist222 m
Cheltenham Chemist513 m

Nearby health

Crofton Park Dental Practice230 m
Smiles For You434 m
Honor Oak Dentistry547 m
Food hygiene (5-star)47% of 83

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

16 NORTHWOOD ROAD MANAGEMENT COMPANY LIMITED
BRANCH & BERRY LTD
DIALOGUE (LONDON) LIMITED
DM KULARA PROPERTY LTD
DMAC CAPITAL ADVISORY LTD

+7 more

Investment

Investment grade, yield and market outlook

44

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 score23/100
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

63.4

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,580m
Crossrail 2 route8,524m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,485 nationally

1,706

Est. population

14,907/km²

69%

Employed

58%

Degree educated

£47,300

Median income

3.0%

Claimant rate

Inner cityHigh densityYoung professionals

53

Community stability

Age profile

25%
20%
27%
16%
Under 1825%
18–3420%
35–4927%
50–6416%
65+12%

Tenure

32%
39%
20%
Own outright32%
Own (mortgage)39%
Private rent20%
Social rent7%
Shared ownership2%

Ethnicity

52%
16%
15%
White British52%
White Other16%
Asian7%
Black15%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household27%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent20%
Social rent7%

vs. London

Income vs London+12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Planning apps (3 years)
2
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)
13
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
NASH ROAD SITE, JUNCTION OF, NASH ROAD SITE, JUNCTION OF, NASH ROAD, TURNHAM ROAD, SE444 homes
completed
WISBECH SITE, JUNCTION OF, WISBECH SITE, JUNCTION OF, BROCKLEY WAY, TURNHAM ROAD, SE434 homes
completed
BROCKLEY COTTAGES, BROCKLEY COTTAGES, BROCKLEY WAY, SE419 homes
completed
LAND AT REAR OF, 414, LAND AT REAR OF, 414, BROCKLEY ROAD, SE415 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 2DG

Full postcodeSE4 2DG
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardCrofton Park
Latitude51.453617
Longitude-0.040471
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