Telegraph Hill · Lewisham · Lewisham North constituency · 51.45709, -0.04408

SE4 2HX— Telegraph Hill, Lewisham

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

The family fortress

 

Schools 100%Safety 76/100Transport 42/100Low yield 3.14%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
76
Schools
90
Transport
42
Environment
77
Investment
44

The bottom line

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

Less suited to Car-free commuters.

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Location

SE4 2HX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE4 2HX

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE4 2HX 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 · 3 min walk

KS2: 108.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 15 min walk

P8: +0.08A8: 51.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 2 min walk

6 primaries · 1 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Fire Station · 1.6km

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area76.9 m²

EPC breakdown

C
16%
D
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 14%Terraced 71%Flat 14%

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£192,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2019 · CAGR

+8.8%

Total change

+318%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.7%

per year

Acceleration

-51.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached14.3%
Terraced71.4%
Flat/maisonette14.3%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£79k£79k+0%1
Pre-crash peak2006–2007£225k£234k+4%1
Help-to-Buy recovery2016–2016£468k£468k+0%2
Brexit uncertainty2017–2019£530k£330k-37.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Honor Oak Park→ London Bridge· 6 tph
15 min

Nearby stations

Honor Oak Park Rail StationSouthern · Windrush
10 min walk
Honor Oak ParkNational Rail
10 min walk
Brockley Rail StationSouthern · Windrush
12 min walk
New Cross Gate Rail StationWindrush · Southern
25 min walk
Queens Road Peckham Rail StationSouthern · Windrush
26 min walk
No bus stops within 400m

34

Walkability score

60

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park711m
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 waterLOW
Low
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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.9 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

16 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.9 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

145

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Waverley Arms (510 m)

Nearest supermarketThe Co-operative Food · 189 m
8 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)

0

Cinemas (2km)

557m

Post office

Nearby shops

Best-one288 m
J H Singh Newsagents299 m
Ivydale Mini Market439 m
K & M Supermarket475 m

Nearby cafes

Fred's526 m
Arlo & Moe530 m
Café Crofton Park556 m
Cafe at the Library561 m

Nearby restaurants

TR Spice527 m
Wing's Welcome528 m
Malaysian Deli531 m
Maxin Chicken532 m

Nearby pubs

The Waverley Arms510 m
Crofton Park Tavern535 m
Jérome's Wine Bar and Shop556 m
LDN Beer Dispensary556 m

Nearby gyms

Club House763 m
Renaissance yoga & well being822 m
King's College London Honor Oak Park Sports Ground867 m

Nearby pharmacies

Cheltenham Chemist248 m
Bentley's Chemist531 m
Crofton Park Pharmacy594 m

Nearby health

Smiles For You572 m
Crofton Park Dental Practice587 m
Honor Oak Dentistry862 m
Food hygiene (5-star)45% of 40

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

BEACHMANWORLDWIDE LIMITED
LITTLE BRIDGE CLUB LIMITED
SE LDN OUD LIMITED

Investment

Investment grade, yield and market outlook

44

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

17.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,821m
Crossrail 2 route8,122m

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)
11
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)
11
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 2HX

Full postcodeSE4 2HX
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.457095
Longitude-0.044079
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