Brockley · Lewisham · Lewisham North constituency · 51.46049, -0.03583

SE4 2SE— Brockley, Lewisham

Location and area intelligence for SE4 2SE, Brockley, Lewisham

The family fortress

 

Top 10% LondonSchools 100%Safety 80/100Transport 57/100Low yield 3.11%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
80
Schools
60
Transport
57
Environment
77
Investment
54

The bottom line

SE4 2SE offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £550,000 median — a strong choice for Families.

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Location

SE4 2SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+5.8% vs London avg
vs London income+19.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE4 2SE

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SE4 2SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Beecroft Garden Primary

Not yet inspected · Inspected Oct 2024 · 5 min walk

KS2: 106.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 9 min walk

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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.2 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-5% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour19%
Vehicle crime10%
Drug offences10%
Burglary5%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.7km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£550,000

Median sale price

Above London median by 6%

£550,000 is 6% above the London median (£520,000)

+115.7%

This year

Terraced

Dominant type

Price history

5-year change
+46.7%
Sales (24 months)7
New build0.0%
Avg semi-detached£350,000
Avg terraced£840,000
Avg flat£472,000
Price per m²£6,286/m²
Price per ft²£584/ft²
Avg floor area95.4 m²

EPC breakdown

B
1%
C
5%
D
20%
E
3%
G
1%

Based on 30 properties · Confidence: high

Street mix

Semi 6%Terraced 57%Detached 2%Flat 35%

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

Stamp duty

Standard buyer£15,000
First-time buyerFTB
£6,250
Additional propertyBTL/2nd
£31,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.0×

Price-to-income

£2,751/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£238,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+643%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

+4.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 48 sales

Property Type Mix

Total: 48 sales

Detached2.1%
Semi-detached6.3%
Terraced58.3%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£125k+68.6%1.2
Post-dot-com plateau2001–2004£95k£157k+64.7%2.5
Pre-crash peak2005–2007£155k£228k+46.8%1
GFC & correction2008–2012£273k£318k+16.5%2.2
Help-to-Buy recovery2013–2016£260k£635k+144.2%1.2
Brexit uncertainty2018–2019£595k£465k-21.8%1.5
Pandemic surge2020–2021£760k£375k-50.7%1.5
Rate-rise correction2022–2023£871k£780k-10.4%1.5
Current market2024–2025£638k£550k-13.7%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Terraced

+0.2% alpha

Flat/maisonette+0.7% α
Local
5.9%
District
5.2%
Terraced+0.2% α
Local
6.4%
District
6.2%

CAGR over 23yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
21.5 min walk
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

Brockley Rail StationSouthern · Windrush
6 min walk
BrockleyNational Rail
6 min walk
Honor Oak Park Rail StationSouthern · Windrush
17 min walk
Elverson Road DLR StationDLR
20 min walk
New Cross Gate Rail StationSouthern · Windrush
21 min walk
No bus stops within 400m

51

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

2.1 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)

0

EV chargers (800m)

Nearest car park554m
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 waterMEDIUM
Medium
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: 5.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 49%
More green space than 85% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 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): 2

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 · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

465

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 195 m

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

671m

Post office

Nearby shops

R + A Newsagent172 m
Doorstep Bakery489 m
Londis497 m
J H Singh Newsagents500 m

Nearby cafes

Deja Brew191 m
George's Cafe Brockley365 m
Central Cafe410 m
Good As Gold410 m

Nearby restaurants

Dominic's Pizza159 m
Sundae169 m
Morley's176 m
Brockley Rock188 m

Nearby pubs

Joyce189 m
The Gantry344 m
The Brockley Barge399 m
waterintobeer416 m

Nearby gyms

Renaissance yoga & well being424 m
King's College London Honor Oak Park Sports Ground1.1 km

Nearby pharmacies

Cheltenham Chemist439 m
Bentley's Chemist674 m
Crofton Park Pharmacy815 m

Nearby health

Smiles For You466 m
Crofton Park Dental Practice727 m
Food hygiene (5-star)52% of 105

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
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

CLAIRE HITCH COMMUNICATIONS LTD
DAZZLING SUPPLIES LIMITED
GAVIN HEGARTY ARCHITECTURE LTD
GRAIN AND GRID LTD
SERENITY BALANCE LTD

+1 more

Investment

Investment grade, yield and market outlook

54

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 60%
Gentrification score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

72.1

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,214m
Crossrail 2 route8,454m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,014 nationally

1,994

Est. population

17,286/km²

69%

Employed

62%

Degree educated

£50,100

Median income

5.0%

Claimant rate

Inner cityVery high densityYoung professionals

41

Community stability

Age profile

20%
33%
24%
15%
Under 1820%
18–3433%
35–4924%
50–6415%
65+9%

Tenure

19%
31%
34%
16%
Own outright19%
Own (mortgage)31%
Private rent34%
Social rent16%
Shared ownership0%

Ethnicity

50%
16%
16%
White British50%
White Other16%
Asian6%
Black16%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household48%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent34%
Social rent16%

vs. London

Income vs London+19.3%
Price vs London+5.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
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)
29
Largest scheme
84 homes · LAND AT BROCKLEY COAL YARD, LAND AT BROCKLEY COAL YARD, SEYMOUR GARDENS, SE4
Pipeline pressure
NONE

Named schemes (500m)

5, 5, ST NORBERT ROAD, SE4 2EY32 homes
completed
180, 180, BROCKLEY ROAD, SE4 2RR25 homes
completed
FORMER ROUNDEL CLUB ON LAND R/O, 1-39, FORMER ROUNDEL CLUB ON LAND R/O, 1-39, ADELAIDE AVENUE, SE424 homes
completed
SITE AT, 283, SITE AT, 283, BROCKLEY ROAD, SE415 homes
completed
ARABIN WORKS, 58, ARABIN WORKS, 58, ARABIN ROAD, SE410 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Sian EilesLabour
Ayesha Lahai-TaylorLabour
Stephen PenfoldLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£550,000)

£15,000

Standard buyer

£6,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE4 2SE

Full postcodeSE4 2SE
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.460491
Longitude-0.035829
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