Telegraph Hill · Lewisham · Lewisham North constituency · 51.46229, -0.04194

SE4 2PW— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 50/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
80
Schools
100
Transport
50
Environment
52
Investment
35

The bottom line

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

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Location

SE4 2PW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+6.0% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SE4 2PW

🛡️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 2PW 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 · 3 min walk

KS2: 106.5

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 8 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.8 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-3% vs borough

Crime by type

Other39%
Violence & sexual offences25%
Anti-social behaviour18%
Robbery6%
Burglary6%
Vehicle crime4%
Drug offences2%
Theft0%

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 · 1.3km

Crime is +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,719/m²
Price per ft²£717/ft²
Avg floor area88.1 m²

EPC breakdown

C
11%
D
8%

Based on 19 properties · Confidence: medium

Street mix

Semi 32%Terraced 68%

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£220,250
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, with external insulation
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8%

Total change

+761%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.9%

per year

Acceleration

+33.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached31.6%
Terraced68.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£79k£99k+24.7%1
Post-dot-com plateau2001–2004£139k£202k+45.1%1.5
Pre-crash peak2005–2005£225k£225k+0%1
GFC & correction2008–2008£245k£245k+0%1
Help-to-Buy recovery2013–2016£375k£480k+28%1.3
Brexit uncertainty2018–2018£545k£545k+0%2
Pandemic surge2020–2020£585k£585k+0%1
Rate-rise correction2022–2022£540k£540k+0%1
Current market2025–2025£680k£680k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
7.8%
District
8.8%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
22.8 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 StationSouthern · Windrush
17 min walk
New Cross Gate Rail StationSouthern · Windrush
18 min walk
Queens Road Peckham Rail StationWindrush · Southern
21 min walk
No bus stops within 400m

38

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

2.1 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)20
Nearest car park290m
Santander docks (800m)0
Nearest cycle dock2.1 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: 32.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 70% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB13% 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

9 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 · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

306

Parks (1km)

13

Restaurants (800m)

7

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)

925m

Post office

Nearby shops

J H Singh Newsagents299 m
Doorstep Bakery481 m
Logan's548 m
Best-one627 m

Nearby cafes

Good As Gold256 m
RG's Coffee Kiosk376 m
Browns of Brockley420 m
The Broca443 m

Nearby restaurants

Mother Flipper418 m
Lion's457 m
Mauby462 m
Chaska Maska470 m

Nearby pubs

waterintobeer260 m
The Waverley Arms376 m
Parlez386 m
The Gantry416 m

Nearby gyms

Renaissance yoga & well being263 m

Nearby pharmacies

Cheltenham Chemist458 m
Bentley's Chemist913 m
Crofton Park Pharmacy1.0 km

Nearby health

Smiles For You786 m
Crofton Park Dental Practice978 m
Food hygiene (5-star)54% of 70

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

AURAA LIVING LTD
FOCUS ADVANCED PUBLISHING SOFTWARE LIMITED
INTRICATE SOUND LTD
JINEO LTD
REVAMP AFRICA LTD

+1 more

Investment

Investment grade, yield and market outlook

35

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

45

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,242m
Crossrail 2 route7,985m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,330 nationally

1,532

Est. population

14,974/km²

60%

Employed

41%

Degree educated

£44,500

Median income

8.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

41

Community stability

Age profile

27%
23%
22%
19%
Under 1828%
18–3423%
35–4922%
50–6419%
65+9%

Tenure

19%
14%
59%
Own outright6%
Own (mortgage)19%
Private rent14%
Social rent59%
Shared ownership1%
Rent free1%

Ethnicity

24%
46%
White British24%
White Other8%
Asian7%
Black46%
Mixed10%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine27%
No car household52%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent59%
Private rent14%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
16
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
5, 5, ST NORBERT ROAD, SE4 2EY32 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 2PW

Full postcodeSE4 2PW
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.462293
Longitude-0.041942
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