Telegraph Hill · Lewisham · Lewisham North constituency · 51.46327, -0.04543

SE4 2ES— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 84/100Transport 52/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
84
Schools
60
Transport
52
Environment
53
Investment
43

The bottom line

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

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Location

SE4 2ES

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 2ES

🛡️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 2ES has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ivydale Primary School

Not yet inspected · 5 min walk

KS2: 106.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 7 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 · 7 min walk

7 primaries · 2 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

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.2km

Crime is 34% below 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£3,966/m²
Price per ft²£368/ft²
Avg floor area54.4 m²

EPC breakdown

C
36%
D
15%
E
3%

Based on 54 properties · Confidence: high

Street mix

Semi 6%Terraced 20%Detached 1%Flat 71%Other 1%

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£136,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2024 · CAGR

+5.5%

Total change

+353%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

-20.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 90 sales

Property Type Mix

Total: 90 sales

Detached1.1%
Semi-detached6.7%
Terraced22.2%
Flat/maisonette70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£68k+29.8%4.4
Post-dot-com plateau2001–2004£73k£156k+115.2%5
Pre-crash peak2005–2007£133k£150k+12.7%6.7
GFC & correction2008–2012£144k£243k+68.8%1.7
Help-to-Buy recovery2013–2016£231k£252k+9.3%1.8
Brexit uncertainty2018–2018£268k£268k+0%4
Pandemic surge2020–2021£260k£265k+1.9%2
Rate-rise correction2022–2023£265k£278k+4.8%2.5
Current market2024–2024£236k£236k+0%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Weakest performer

Semi-detached

-9.7% alpha

Flat/maisonette-1.2% α
Local
6%
District
7.2%
Terraced-2.3% α
Local
7.7%
District
10%
Semi-detached-9.7% α
Local
10.3%
District
20%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Nunhead

Nearby stations

Brockley Rail StationSouthern · Windrush
7 min walk
NunheadNational Rail
8 min walk
New Cross Gate Rail StationWindrush · Southern
17 min walk
Queens Road Peckham Rail StationWindrush · Southern
18 min walk
Honor Oak Park Rail StationSouthern · Windrush
18 min walk
No bus stops within 400m

28

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

1.9 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 park274m
Santander docks (800m)0
Nearest cycle dock1.9 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: 32.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 70% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 13%
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

9 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.2 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

157

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 512 m
9 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

J H Singh Newsagents437 m
Londis564 m
Best-one604 m
Doorstep Bakery653 m

Nearby cafes

Good As Gold453 m
The Hill Station514 m
RG's Coffee Kiosk550 m
Browns of Brockley603 m

Nearby restaurants

Dinner for One Hundred521 m
King Valley Fried Chicken House566 m
Silver Fish Bar598 m
Mother Flipper625 m

Nearby pubs

The Waverley Arms251 m
waterintobeer453 m
Skehans556 m
Parlez574 m

Nearby gyms

Renaissance yoga & well being452 m

Nearby pharmacies

Cheltenham Chemist641 m
Food hygiene (5-star)65% of 43

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

B CENTURY UK LIMITED
MAMAPEN LTD
SPOTLESS HUB LIMITED
VISION FINANCE SERVICES LTD

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 score15/100
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

8/100

Velocity score

Future outlook

55.8

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,263m
Crossrail 2 route7,720m

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)
11
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)
6
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)
3
Largest scheme
147 homes · SCOUTLAND, SCOUTLAND, BROCKLEY WAY, 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 2ES

Full postcodeSE4 2ES
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.463268
Longitude-0.045428
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