Hither Green · Lewisham · Lewisham East constituency · 51.43714, 0.01323

SE6 1BB— Hither Green, Lewisham

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

The practical family move

 

Schools 100%Safety 83/100Transport 32/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
83
Schools
90
Transport
32
Environment
72
Investment
47

The bottom line

SE6 1BB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 50 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

SE6 1BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SE6 1BB

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

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Postcode Personality

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“The practical family move”

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How SE6 1BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Knights Primary

Good · Inspected Dec 2023 · 7 min walk

KS2: 103.3

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 13 min walk

P8: +0.20A8: 47.1

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

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 71 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.5 incidents per 1,000 residents

Better than 59% of London
→ Stable

-28% vs borough

Crime by type

Other32%
Violence & sexual offences30%
Vehicle crime12%
Anti-social behaviour10%
Drug offences8%
Theft3%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lee Green Fire Station · 2.2km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE6 district median

£422,000

Based on 267 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£4,979/m²
Price per ft²£463/ft²
Avg floor area43 m²

EPC breakdown

B
7%
C
40%
D
6%
E
3%

Based on 56 properties · Confidence: high

Street mix

Flat 98%Other 2%

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 yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£107,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2026 · CAGR

+2%

Total change

+38%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.4%

per year

Acceleration

-5.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 97 sales

Property Type Mix

Total: 97 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£148k£100k-32.2%14.7
Help-to-Buy recovery2013–2016£156k£205k+31.8%5.8
Brexit uncertainty2017–2019£232k£224k-3.6%2.3
Pandemic surge2020–2021£165k£190k+15%5.5
Rate-rise correction2022–2023£210k£220k+4.8%4
Current market2024–2026£217k£203k-6.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
2.8%
District
4.7%

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
Bottom 25% — limited connections
Grove Park

Nearby stations

Grove ParkNational Rail
11 min walk
Lewisham DLR StationDLR
44 min walk
Beckenham Junction Tram StopTram
50 min walk
Elverson Road DLR StationDLR
51 min walk
Honor Oak Park Rail StationSouthern · Windrush
54 min walk
No bus stops within 400m

21

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

Canary Wharf55 min ↑
City ★50 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

21

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park147m
Santander docks (800m)0
Nearest cycle dock3.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed113 Mbps
Median download170 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: 17.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 93% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Elmstead Pit SSSI — 3.2 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): 1

Landslide susceptibility: Low

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

OAKVIEW FAMILY PRACTICE

190 SHROFFOLD ROAD, BR1 5NJ

12 min walk

2

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 472 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

505

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Summerfield (708 m)

Nearest supermarketCostcutter · 1.4 km
2 sports halls

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)

1.1km

Post office

Nearby shops

Budgens502 m
Tesco Express735 m
Sainsbury's Local812 m

Nearby cafes

Café Lokum735 m
Mitros Cafe884 m

Nearby restaurants

Subway505 m
MRC Caribbean & European Cuisine & Jerk Centre661 m
Kashi Indian Dining and Bar684 m
Golden Chicken718 m

Nearby pubs

The Summerfield708 m
The Crown796 m
Downham Tavern1.1 km

Nearby gyms

Anytime Fitness803 m
Downham Health & Leisure Centre1.2 km

Nearby pharmacies

Gokul Chemist696 m

Nearby health

Baring Road Medical Centre472 m
Oakview Family Practice880 m
Food hygiene (5-star)56% of 27

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

CHE MUSA HOLDINGS LTD
TLO BUSINESS SOLUTIONS LTD

Investment

Investment grade, yield and market outlook

47

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.2

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,344m
Crossrail 2 route12,681m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,873 nationally

2,057

Est. population

10,912/km²

63%

Employed

43%

Degree educated

£37,300

Median income

7.4%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

27%
21%
26%
18%
Under 1827%
18–3421%
35–4926%
50–6418%
65+8%

Tenure

20%
35%
34%
Own outright20%
Own (mortgage)35%
Private rent34%
Social rent9%
Shared ownership1%
Rent free1%

Ethnicity

25%
44%
White British25%
White Other10%
Asian9%
Black44%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household35%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent34%
Social rent9%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
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)
0
Largest scheme
198 homes · FORMER RAILWAY SIDINGS AT THE REAR OF, 81-135, FORMER RAILWAY SIDINGS AT THE REAR OF, 81-135, SOUTH PARK CRESCENT, HITHER GREEN CEMETERY, VERDANT LANE, SE6
Pipeline pressure
NONE

Named schemes (500m)

LAND AT THE REAR OF, 70-112, LAND AT THE REAR OF, 70-112, BRAMDEAN CRESCENT, SE1267 homes
completed
Prime, Prime, Cumberland Place, Hither Green, SE660 homes
completed
LAND AT REAR OF, 270-306, LAND AT REAR OF, 270-306, REIGATE ROAD, BR1 5JN47 homes
completed
PHASE II, LAND AT REAR OF, 70-112, PHASE II, LAND AT REAR OF, 70-112, BRAMDEAN CRESCENT, SE1242 homes
completed
260, 260, REIGATE ROAD, BR1 5JN30 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

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Key facts for SE6 1BB

Full postcodeSE6 1BB
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.437141
Longitude0.013226
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