Telegraph Hill · Lewisham · Lewisham North constituency · 51.45986, -0.04087

SE4 2QB— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 48/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
66
Safety
80
Schools
90
Transport
48
Environment
71
Investment
38

The bottom line

SE4 2QB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise (65 dB) — check proximity to rail lines.

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Toggle the things that matter to you — see how SE4 2QB scores on each.

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Location

SE4 2QB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE4 2QB

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

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“The practical family move”

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How SE4 2QB 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 · 2 min walk

KS2: 108.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 11 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

5 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.6km

Crime is +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,832/m²
Price per ft²£542/ft²
Avg floor area76.5 m²

EPC breakdown

C
19%
D
16%

Based on 35 properties · Confidence: high

Street mix

Semi 15%Terraced 15%Flat 70%

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£191,250
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, as built, no insulation (assumed)
Roof(another dwelling above)
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

1996–2025 · CAGR

+7.2%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.5%

per year

Acceleration

+0.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached15.4%
Terraced15.4%
Flat/maisonette69.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£106k+76.7%1
Post-dot-com plateau2001–2004£69k£136k+97.5%1.5
Pre-crash peak2007–2007£181k£181k+0%4
GFC & correction2008–2008£197k£197k+0%3
Help-to-Buy recovery2014–2016£405k£580k+43.2%1
Brexit uncertainty2017–2019£245k£567k+131.4%1.3
Pandemic surge2021–2021£344k£344k+0%1
Rate-rise correction2022–2022£678k£678k+0%1
Current market2024–2025£546k£445k-18.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
6.7%
District
6.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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

44

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

2.3 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park535m
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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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

12 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.7 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

321

Parks (1km)

23

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: waterintobeer (445 m)

Nearest supermarketThe Co-operative Food · 235 m
9 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)

647m

Post office

Nearby shops

J H Singh Newsagents143 m
R + A Newsagent496 m
Londis521 m
Best-one530 m

Nearby cafes

Good As Gold440 m
Deja Brew501 m
Arlo & Moe542 m
Dream Story547 m

Nearby restaurants

Dominic's Pizza492 m
Sundae495 m
Morley's497 m
Brockley Rock500 m

Nearby pubs

waterintobeer445 m
The Waverley Arms460 m
Joyce477 m
The Gantry519 m

Nearby gyms

Renaissance yoga & well being453 m
King's College London Honor Oak Park Sports Ground1.1 km

Nearby pharmacies

Cheltenham Chemist183 m
Bentley's Chemist634 m
Crofton Park Pharmacy756 m

Nearby health

Smiles For You523 m
Crofton Park Dental Practice699 m
Food hygiene (5-star)50% of 105

Business

Local businesses registered here

Active businesses
5
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

A

High street health

Registered businesses

BOUNTY ROCK LTD
LUCA'S PATHWAY LTD
MB GROUP MANAGEMENT LIMITED
OUD OF EDEN LTD
OWO ENTERTAINMENT LTD

Investment

Investment grade, yield and market outlook

38

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 score20/100
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

12/100

Velocity score

Future outlook

52.7

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,443m
Crossrail 2 route8,176m

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)
6
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
19
Largest scheme
147 homes · SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4
Pipeline pressure
NONE

Named schemes (500m)

SCOUTLAND, SCOUTLAND, BROCKLEY WAY, SE4147 homes
completed
LAND TO THE NORTH OF, LAND TO THE NORTH OF, BUCKTHORNE ROAD, HOLDENBY ROAD, SE458 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 2QB

Full postcodeSE4 2QB
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.459865
Longitude-0.040866
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