Telegraph Hill · Lewisham · Lewisham North constituency · 51.46481, -0.03783

SE4 2EX— Telegraph Hill, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 63/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
83
Schools
100
Transport
63
Environment
54
Investment
43

The bottom line

SE4 2EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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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Toggle the things that matter to you — see how SE4 2EX scores on each.

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Location

SE4 2EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.0% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for SE4 2EX

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE4 2EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

John Stainer Community Primary School

Outstanding · Inspected Feb 2024 · 2 min walk

KS2: 106.5

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 6 min walk

P8: +0.08A8: 51.1

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.5 incidents per 1,000 residents

Better than 61% of London
→ Stable

-32% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime10%
Drug offences6%
Burglary4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.3km

Crime is 21% 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£7,309/m²
Price per ft²£679/ft²
Avg floor area61.2 m²

EPC breakdown

B
13%
C
7%

Based on 20 properties · Confidence: medium

Street mix

Flat 100%

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£153,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, 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

2013–2025 · CAGR

+18.1%

Total change

+633%

Market Activity

Price Velocity & Acceleration

Current Velocity

+286.8%

per year

Acceleration

+347.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2013£60k£60k+0%1
Brexit uncertainty2017–2018£480k£325k-32.3%2
Rate-rise correction2022–2022£290k£290k+0%1
Current market2024–2025£114k£440k+286.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3% alpha

Flat/maisonette+3% α
Local
4.4%
District
1.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

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
18 min walk
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

Brockley Rail StationSouthern · Windrush
0 min walk
BrockleyNational Rail
0 min walk
New Cross Gate Rail StationWindrush · Southern
15 min walk
New Cross ELL Rail StationWindrush · Southeastern
17 min walk
Deptford Bridge DLR StationDLR
19 min walk
No bus stops within 400m

39

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria42 min ↑
Waterloo35 min ↓
Canary Wharf28 min ↓
City37 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)20
Nearest car park166m
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
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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): 2

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

6 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

463

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 686 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Doorstep Bakery101 m
Logan's151 m
R + A Newsagent640 m
J H Singh Newsagents672 m

Nearby cafes

RG's Coffee Kiosk44 m
Browns of Brockley75 m
The Broca76 m
Central Cafe142 m

Nearby restaurants

Chaska Maska122 m
Mother Flipper141 m
Lion's150 m
Sikatio Restaurant Bar & Grill155 m

Nearby pubs

Parlez78 m
The Brockley Barge126 m
waterintobeer148 m
The Gantry175 m

Nearby gyms

Renaissance yoga & well being142 m
Indoor Sports court890 m
Club Pulse (Fitness Centre and Gym)903 m
Goldsmiths Gym919 m

Nearby pharmacies

Cheltenham Chemist766 m
Bentley's Chemist1.1 km

Nearby health

Smiles For You956 m
Crofton Park Dental Practice1.2 km
Food hygiene (5-star)55% of 87

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

ANIZOL - MATTERS LIMITED
STUDIO XL LIMITED

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 score20/100
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

63.1

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route859m
Crossrail 2 route8,118m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,369 nationally

1,960

Est. population

17,186/km²

73%

Employed

62%

Degree educated

£44,500

Median income

6.1%

Claimant rate

Inner cityVery high densityYoung professionals

39

Community stability

Age profile

23%
29%
27%
15%
Under 1823%
18–3429%
35–4927%
50–6415%
65+6%

Tenure

30%
30%
23%
Own outright12%
Own (mortgage)30%
Private rent30%
Social rent23%
Shared ownership5%
Rent free0%

Ethnicity

38%
17%
28%
White British38%
White Other17%
Asian6%
Black28%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household45%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent30%
Social rent23%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
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)
34
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
SITE SOUTH SIDE OF, SITE SOUTH SIDE OF, FOXWELL STREET, SE450 homes
completed
MARTINS YARD, 82A, MARTINS YARD, 82A, ENDWELL ROAD, SE4 2PD47 homes
completed
Bridge House, 4, Bridge House, 4, Mantle Road, SE4 2EX34 homes
completed
5, 5, ST NORBERT ROAD, SE4 2EY32 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 2EX

Full postcodeSE4 2EX
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.464814
Longitude-0.037832
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