Telegraph Hill · Lewisham · Lewisham North constituency · 51.46454, -0.04555

SE4 2EQ— Telegraph Hill, Lewisham

Location and area intelligence for SE4 2EQ, Telegraph Hill, Lewisham

The practical family move

 

Schools 100%Safety 84/100Transport 53/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
84
Schools
60
Transport
53
Environment
53
Investment
45

The bottom line

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

The catch: high noise levels nearby.

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Location

SE4 2EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.0% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for SE4 2EQ

🛡️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 2EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Haberdashers' Hatcham Free School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 108.0

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 5 min walk

P8: +0.08A8: 51.1

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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.0 incidents per 1,000 residents

Better than 68% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences34%
Other26%
Anti-social behaviour22%
Vehicle crime10%
Drug offences4%
Burglary3%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.0km

Crime is 34% 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£6,937/m²
Price per ft²£644/ft²
Avg floor area80.1 m²

EPC breakdown

C
16%
D
28%
E
2%

Based on 46 properties · Confidence: high

Street mix

Terraced 32%Flat 64%Other 4%

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£200,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+971%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.8%

per year

Acceleration

-71.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 45 sales

Property Type Mix

Total: 45 sales

Terraced35.6%
Flat/maisonette64.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£165k+230%2.4
Post-dot-com plateau2001–2004£110k£180k+64%3.2
Pre-crash peak2005–2007£287k£247k-13.9%1.7
GFC & correction2008–2011£392k£250k-36.2%1
Help-to-Buy recovery2013–2016£318k£496k+56.1%1.2
Brexit uncertainty2017–2018£775k£588k-24.2%1.5
Rate-rise correction2022–2022£809k£809k+0%2
Current market2025–2025£536k£536k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+1.9% α
Local
11.3%
District
9.4%
Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 19yr 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 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
23.2 min walk
Nunhead

Nearby stations

NunheadNational Rail
7 min walk
Brockley Rail StationSouthern · Windrush
7 min walk
New Cross Gate Rail StationWindrush · Southern
15 min walk
Queens Road Peckham Rail StationWindrush · Southern
16 min walk
New Cross ELL Rail StationWindrush · Southeastern
20 min walk
No bus stops within 400m

29

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria39 min ↑
Waterloo41 min ↑
Canary Wharf33 min ↓
City42 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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)20
Nearest car park195m
Santander docks (800m)0
Nearest cycle dock1.8 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: 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 58%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.7 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

7 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Waverley Arms (379 m)

Nearest supermarketThe Co-operative Food · 652 m
9 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.2km

Post office

Nearby shops

Londis482 m
J H Singh Newsagents571 m
Doorstep Bakery638 m
Logan's675 m

Nearby cafes

The Hill Station374 m
Good As Gold470 m
RG's Coffee Kiosk543 m
Browns of Brockley597 m

Nearby restaurants

Dinner for One Hundred381 m
King Valley Fried Chicken House482 m
Silver Fish Bar501 m
Mother Flipper634 m

Nearby pubs

The Waverley Arms379 m
Skehans434 m
waterintobeer469 m
Parlez574 m

Nearby gyms

Renaissance yoga & well being465 m

Nearby pharmacies

Cheltenham Chemist771 m
Queens Road Pharmacy1.1 km
Food hygiene (5-star)68% of 44

Business

Local businesses registered here

Active businesses
6
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

E

High street health

Registered businesses

30 ASPINALL ROAD FREEHOLD LIMITED
BEMI SHAW LTD
GLOBAL DIVINELINKS LTD
JAMESBABS CARE LIMITED
PRODUCT SAM LIMITED

+1 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 score15/100
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

50.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,143m
Crossrail 2 route7,648m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,845 nationally

1,696

Est. population

15,667/km²

73%

Employed

65%

Degree educated

£44,500

Median income

5.1%

Claimant rate

Inner cityVery high densityYoung professionals

42

Community stability

Age profile

22%
31%
25%
16%
Under 1822%
18–3431%
35–4925%
50–6416%
65+6%

Tenure

36%
31%
20%
Own outright12%
Own (mortgage)36%
Private rent31%
Social rent20%
Shared ownership0%
Rent free0%

Ethnicity

42%
17%
24%
White British42%
White Other17%
Asian6%
Black24%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine14%
No car household51%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent31%
Social rent20%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
100%
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)
7
Largest scheme
84 homes · LAND AT BROCKLEY COAL YARD, LAND AT BROCKLEY COAL YARD, SEYMOUR GARDENS, SE4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT BROCKLEY COAL YARD, LAND AT BROCKLEY COAL YARD, SEYMOUR GARDENS, SE484 homes
completed
Barlings House, 1-16, Barlings House, 1-16, Frendsbury Road, SE24 2JX28 homes
completed
Land between 120-150, Land between 120-150, Ivydale Rd, SE15 3BT14 homes
completed
REAR OF ST ASAPH COURT AND REAR OF, 15-29, REAR OF ST ASAPH COURT AND REAR OF, 15-29, ST ASAPH ROAD, SE412 homes
completed
SITES OF, 67-77 & 83-85, SITES OF, 67-77 & 83-85, DRAKEFELL ROAD, SE1410 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.5%
Ward turnout
35%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Joan MillbankLabour
Paul BellLabour
Luke SorbaLabour

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Key facts for SE4 2EQ

Full postcodeSE4 2EQ
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.464538
Longitude-0.045546
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