Hither Green · Lewisham · Lewisham East constituency · 51.44535, 0.00170

SE6 1AL— Hither Green, Lewisham

Location and area intelligence for SE6 1AL, Hither Green, Lewisham

The hidden gem

 

Schools 100%Safety 72/100Transport 42/100Low yield 3.26%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
72
Schools
76
Transport
42
Environment
52
Investment
38

The bottom line

SE6 1AL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £525,125 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE6 1AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.0% vs London avg
vs London income+10.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SE6 1AL

🛡️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📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How SE6 1AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sandhurst Primary School

Not yet inspected · 4 min walk

KS2: 105.4

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 20 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 59 min walk

5 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.5 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 246.3%

+5% vs borough

Crime by type

Violence & sexual offences32%
Other27%
Anti-social behaviour18%
Vehicle crime11%
Drug offences4%
Burglary4%
Robbery2%
Theft1%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.5km

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£525,125

Median sale price

Above London median by 1%

£525,125 is 1% above the London median (£520,000)

-32.0%

This year

Flat

Dominant type

Price history

5-year change
+162.6%
Sales (24 months)6
New build0.0%
Avg terraced£675,125
Avg flat£192,500
Price per m²£9,085/m²
Price per ft²£844/ft²
Avg floor area55.9 m²

EPC breakdown

C
24%
D
45%
E
8%

Based on 77 properties · Confidence: high

Street mix

Semi 3%Terraced 40%Flat 57%

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£13,756
First-time buyerFTB
£5,006
Additional propertyBTL/2nd
£29,510

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

11.3×

Price-to-income

£2,627/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£139,750
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

1996–2026 · CAGR

+6.7%

Total change

+608%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.0%

per year

Acceleration

-72.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached3.1%
Terraced43.8%
Flat/maisonette53.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£87k+44.6%2.2
Post-dot-com plateau2001–2004£85k£115k+34.7%2.5
Pre-crash peak2005–2007£265k£151k-43%2
GFC & correction2008–2012£450k£117k-74%1.3
Help-to-Buy recovery2013–2016£254k£315k+24%4
Brexit uncertainty2017–2019£483k£639k+32.2%1.3
Pandemic surge2020–2021£276k£200k-27.5%3
Rate-rise correction2023–2023£220k£220k+0%1
Current market2024–2026£445k£425k-4.5%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.1% alpha

Weakest performer

Flat/maisonette

-0.9% alpha

Terraced+2.1% α
Local
9.5%
District
7.4%
Flat/maisonette-0.9% α
Local
6.2%
District
7.1%

CAGR over 28yr 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
Hither Green

Nearby stations

Hither GreenNational Rail
10 min walk
Lewisham DLR StationDLR
30 min walk
Elverson Road DLR StationDLR
37 min walk
Honor Oak Park Rail StationSouthern · Windrush
42 min walk
Brockley Rail StationSouthern · Windrush
43 min walk
No bus stops within 400m

22

Walkability score

1

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria59 min ↑
Waterloo43 min ↑
Canary Wharf49 min ↑
City47 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park323m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Bestway Car Park
323m

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: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.1 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 67%
Less green space than 93% of London

Nearest SSSI: Elmstead Pit SSSI — 4.4 km

Energy

Solar: 856 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): None recorded

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 yield856.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

TORRIDON ROAD MEDICAL PRACTICE

80 TORRIDON ROAD, SE6 1RB

8 min walk

83%

Recommend GP

83%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

12

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

3

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: VVS Bar Lounge (610 m)

Nearest supermarketCo-op Food · 918 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

662m

Post office

Nearby shops

JB Express327 m
Londis398 m
SE6 Convenience Store415 m
DMT Supermarket750 m

Nearby cafes

Mitros Cafe360 m
Gordes533 m
Arlo & Moe558 m
Caravello Coffee Shop618 m

Nearby restaurants

Monsoon408 m
China Express426 m
Pizza Roma432 m
Happy Valley734 m

Nearby pubs

VVS Bar Lounge610 m
Sarah's Place822 m
Station Hotel868 m

Nearby gyms

Anytime Fitness540 m

Nearby pharmacies

Woodlands Pharmacy719 m
Widdicombe Pharmacy807 m
Rains Pharmacy855 m

Nearby health

Hillview Dental290 m
Woodlands Health Centre682 m
Park View Medical Centre731 m
Food hygiene (5-star)64% of 52

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

AMINE MART’S LTD
BE AWESOME 24 LTD
BEECHCROFT CARE CENTRE LTD
BROWNHILL CARE LIMITED
FUTUREBRIDGE DEVELOPMENT LTD

+4 more

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score46/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

59.3

Price growth score

C
High

New supply risk

Strong gentrification momentumConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,471m
Crossrail 2 route11,546m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,322 nationally

1,786

Est. population

12,981/km²

64%

Employed

51%

Degree educated

£46,300

Median income

8.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

23%
24%
27%
15%
Under 1823%
18–3424%
35–4927%
50–6415%
65+11%

Tenure

15%
24%
35%
22%
Own outright15%
Own (mortgage)24%
Private rent35%
Social rent22%
Shared ownership4%
Rent free0%

Ethnicity

39%
17%
21%
White British39%
White Other17%
Asian10%
Black21%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household47%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent22%

vs. London

Income vs London+10.2%
Price vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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
2
Under construction
0
Completed (3yr)
17
Largest scheme
109 homes · Fomer Hither Green Hospital site (Block H) , 234-244, Fomer Hither Green Hospital site (Block H) , 234-244, Hither Green Lane, Lewisham Central, SE13 6RU
Pipeline pressure
LOW

Named schemes (500m)

353-357, 353-357, HITHER GREEN LANE, SE1311 homes
completed
SITE OF, 1, SITE OF, 1, TORRIDON ROAD, WELLMEADOW ROAD, SE1310 homes
completed
311, 311, BROWNHILL ROAD, SE6 1AL8 homes
completed
131, 131, WELLMEADOW ROAD, SE6 1HN6 homes
completed
314, 314, Brownhill Road, SE6 1AX6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.8%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Yemisi AnifowoseLabour
Kim Amanda PowellLabour
Mark InglebyLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£525,125)

£13,756

Standard buyer

£5,006

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 SE6 1AL

Full postcodeSE6 1AL
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.445351
Longitude0.001700
Parliamentary constituencyLewisham East
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