Telegraph Hill · Lewisham · Lewisham North constituency · 51.46165, -0.04004

SE4 2HA— Telegraph Hill, Lewisham

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

The practical family move

 

Top 10% LondonSchools 100%Safety 83/100Transport 58/100Low yield 3.14%

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
83
Schools
100
Transport
58
Environment
72
Investment
55

The bottom line

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

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Location

SE4 2HA

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-21.0% vs London avg

Deep-dive guides for SE4 2HA

🛡️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 2HA 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 · 4 min walk

KS2: 106.5

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 9 min walk

P8: +0.08A8: 51.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 5 min walk

5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.5km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area90.3 m²

EPC breakdown

C
4%
D
20%
E
3%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 33%Terraced 67%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£225,750
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, 200 mm loft insulation
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

1996–2016 · CAGR

+11.2%

Total change

+738%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.8%

per year

Acceleration

+63.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached35%
Terraced65%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£65k£140k+115.4%1
Post-dot-com plateau2002–2004£179k£206k+15.1%2
Pre-crash peak2005–2006£220k£238k+8.2%2
GFC & correction2008–2012£270k£310k+14.8%1.2
Help-to-Buy recovery2016–2016£545k£545k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Weakest performer

Semi-detached

-2.1% alpha

Terraced-0.9% α
Local
7.2%
District
8.1%
Semi-detached-2.1% α
Local
2.3%
District
4.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Deptford Bridge DLR StationDLR line
22.3 min walk
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

Brockley Rail StationSouthern · Windrush
5 min walk
BrockleyNational Rail
5 min walk
Honor Oak Park Rail StationWindrush · Southern
17 min walk
New Cross Gate Rail StationWindrush · Southern
19 min walk
New Cross ELL Rail StationWindrush · Southeastern
21 min walk
No bus stops within 400m

40

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

2.2 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 park335m
Santander docks (800m)0
Nearest cycle dock2.2 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

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

10 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

387

Parks (1km)

21

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 411 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

1

Libraries (1km)

1

Cinemas (2km)

817m

Post office

Nearby shops

J H Singh Newsagents296 m
Doorstep Bakery439 m
R + A Newsagent491 m
Logan's513 m

Nearby cafes

Good As Gold233 m
RG's Coffee Kiosk348 m
George's Cafe Brockley372 m
Browns of Brockley376 m

Nearby restaurants

Mother Flipper349 m
Mauby381 m
Lion's388 m
Ellary's396 m

Nearby pubs

waterintobeer239 m
The Gantry336 m
Parlez342 m
The Brockley Barge364 m

Nearby gyms

Renaissance yoga & well being246 m

Nearby pharmacies

Cheltenham Chemist388 m
Bentley's Chemist809 m
Crofton Park Pharmacy939 m

Nearby health

Smiles For You659 m
Crofton Park Dental Practice872 m
Food hygiene (5-star)56% of 107

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GLOBAL STAR APPLIANCE CARE LIMITED
NI CONSTRUCTION UK LIMITED
NJ KITCHEN MANUFACTURERS UK LTD
YOUR HANDYMAN LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

51.5

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,241m
Crossrail 2 route8,135m

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)
6
Planning apps (12 months)
1
Planning apps (3 years)
1
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)
33
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
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 2HA

Full postcodeSE4 2HA
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.461650
Longitude-0.040041
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