Telegraph Hill · Lewisham · Lewisham North constituency · 51.45949, -0.04175

SE4 2HW— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 76/100Transport 44/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
76
Schools
90
Transport
44
Environment
71
Investment
36

The bottom line

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

Less suited to Car-free commuters.

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Location

SE4 2HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+6.0% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for SE4 2HW

🛡️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 2HW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Turnham Academy

Good · Inspected Oct 2022 · 1 min walk

KS2: 108.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 12 min walk

P8: +0.08A8: 51.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 1 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

90.7 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+20% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour20%
Drug offences12%
Vehicle crime5%
Burglary5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.6km

Crime is +40% above 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£3,787/m²
Price per ft²£352/ft²
Avg floor area86.8 m²

EPC breakdown

C
5%
D
5%
E
3%

Based on 13 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£217,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+3.6%

Total change

+119%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

-5.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£155k£155k+0%1
Help-to-Buy recovery2013–2015£198k£295k+49%1
Current market2025–2026£325k£340k+4.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

Brockley Rail StationSouthern · Windrush
8 min walk
BrockleyNational Rail
8 min walk
Honor Oak Park Rail StationSouthern · Windrush
14 min walk
New Cross Gate Rail StationSouthern · Windrush
22 min walk
Queens Road Peckham Rail StationWindrush · Southern
24 min walk
No bus stops within 400m

46

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★37 min
Waterloo50 min ↑
Canary Wharf42 min ↓
City51 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park584m
Santander docks (800m)0
Nearest cycle dock2.3 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
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

13 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

274

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Waverley Arms (421 m)

Nearest supermarketThe Co-operative Food · 162 m
10 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

637m

Post office

Nearby shops

J H Singh Newsagents83 m
Best-one458 m
Londis527 m
Quality Food & Wine554 m

Nearby cafes

Good As Gold500 m
Arlo & Moe544 m
Dream Story555 m
Deja Brew559 m

Nearby restaurants

Maxin Chicken538 m
Malaysian Deli541 m
The Shapla550 m
Dominic's Pizza555 m

Nearby pubs

The Waverley Arms421 m
waterintobeer505 m
Crofton Park Tavern531 m
Joyce534 m

Nearby gyms

Renaissance yoga & well being512 m
King's College London Honor Oak Park Sports Ground1.0 km

Nearby pharmacies

Cheltenham Chemist151 m
Bentley's Chemist621 m
Crofton Park Pharmacy735 m

Nearby health

Smiles For You537 m
Crofton Park Dental Practice686 m
Honor Oak Dentistry1.1 km
Food hygiene (5-star)51% of 80

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

IMAGINE LOOP LIMITED
LITTLE LEGENDS FOOTBALL ACADEMY LTD
LONDON LEGENDS FC LIMITED
NAB CONSULTING SERVICES LTD
PRIVATE PROPERTY DEVELOPMENT LIMITED

Investment

Investment grade, yield and market outlook

36

Investment score

Weak

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.4

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,509m
Crossrail 2 route8,141m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,020 nationally

1,433

Est. population

17,414/km²

56%

Employed

38%

Degree educated

£44,500

Median income

9.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

29%
23%
23%
17%
Under 1829%
18–3423%
35–4923%
50–6417%
65+8%

Tenure

13%
64%
Own outright5%
Own (mortgage)13%
Private rent13%
Social rent64%
Shared ownership4%
Rent free1%

Ethnicity

19%
52%
White British19%
White Other8%
Asian7%
Black52%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine26%
No car household54%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent64%
Private rent13%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Planning apps (12 months)
1
Planning apps (3 years)
4
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)
13
Largest scheme
147 homes · SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4
Pipeline pressure
NONE

Named schemes (500m)

SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4147 homes
completed
Ipswich House, Ipswich House, St Norbert Road, Telegraph Hill, SE471 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
Barlings House, 1-16, Barlings House, 1-16, Frendsbury Road, SE24 2JX28 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 2HW

Full postcodeSE4 2HW
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.459493
Longitude-0.041745
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