Hither Green · Lewisham · Lewisham East constituency · 51.43313, -0.00019

SE6 1PP— Hither Green, Lewisham

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

The family fortress

 

Schools 75%Safety 80/100Transport 26/100Yield 4.05%

Best for: Families

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Car-dependent area — limited public transport

Liveability
47
Safety
80
Schools
45
Transport
26
Environment
65
Investment
50

The bottom line

SE6 1PP offers low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE6 1PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.6% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SE6 1PP

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE6 1PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair for families
★ Top school within 1km
—

Primary

Forster Park Primary School

Not yet inspected · Inspected Dec 2024 · 4 min walk

KS2: 105.7

—

Secondary

Bonus Pastor Catholic College

Not yet inspected · 9 min walk

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

Chelwood Nursery School

Not inspected · 51 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.7 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-3% vs borough

Crime by type

Violence & sexual offences38%
Other27%
Anti-social behaviour13%
Vehicle crime9%
Drug offences6%
Burglary4%
Robbery2%
Theft1%

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: Lee Green Fire Station · 2.8km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area53.7 m²

EPC breakdown

C
34%
D
23%
F
1%

Based on 58 properties · Confidence: high

Street mix

Terraced 5%Flat 96%

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

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£134,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2022 · CAGR

+3.3%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.1%

per year

Acceleration

-23.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 18 sales

Property Type Mix

Total: 18 sales

Terraced5.6%
Flat/maisonette94.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£133k£133k+0%1
Pre-crash peak2006–2007£130k£160k+23.1%3
GFC & correction2011–2011£130k£130k+0%1
Help-to-Buy recovery2013–2015£118k£222k+88.1%1
Brexit uncertainty2017–2019£265k£270k+1.9%1.3
Rate-rise correction2022–2022£240k£240k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
2.7%
District
4.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Beckenham Hill

Nearby stations

Beckenham HillNational Rail
18 min walk
Beckenham Junction Tram StopTram
39 min walk
Lewisham DLR StationDLR
45 min walk
Honor Oak Park Rail StationWindrush · Southern
46 min walk
Forest Hill Rail StationSouthern · Windrush
47 min walk
No bus stops within 400m

13

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge ★41 min
Victoria53 min ↑
Waterloo59 min ↑
Canary Wharf61 min ↑
City60 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park734m
Santander docks (800m)0
Nearest cycle dock3.8 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: 29.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 22%
More green space than 94% of London

Nearest SSSI: Elmstead Pit SSSI — 3.6 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

SEVENFIELDS PCN GPEA

GOLDSMITHS COMMUNITY CENTRE, CASTILLON ROAD, SE6 1QD

4 min walk

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Subway (658 m)

Nearest supermarketBest Food Mega Mart · 924 m
1 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)

1

Cinemas (2km)

747m

Post office

Nearby shops

Budgens655 m
Costcutter886 m
Lando's Family Butchers887 m
Ganesha Supermarket903 m

Nearby cafes

Caravello Coffee Shop796 m
Mega Breakfast947 m
Caffe Cinos956 m
Cafe Treat & Bistro959 m

Nearby restaurants

Subway658 m
Wing It Up883 m
Ganesha Restaurant906 m
Greggs912 m

Nearby gyms

Bellingham Bowling Club614 m

Nearby pharmacies

Day Lewis Pharmacy975 m
Brownes Pharmacy1.0 km

Nearby health

Oakview Family Practice682 m
Arkh View945 m
Hillview Dental1.1 km
Food hygiene (5-star)67% of 18

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

A.JF2 PROFITS LIMITED
AFOLLY SERVICES LTD
ANOTHER LEVEL AESTHETICS LTD
EFEXTECH SERVICE LIMITED
HARDEJAWKEH LTD

+1 more

Investment

Investment grade, yield and market outlook

50

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 score10/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,443m
Crossrail 2 route12,063m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,633 nationally

1,750

Est. population

16,791/km²

49%

Employed

28%

Degree educated

£38,400

Median income

14.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

36%
18%
22%
17%
Under 1836%
18–3418%
35–4922%
50–6417%
65+7%

Tenure

21%
64%
Own outright5%
Own (mortgage)10%
Private rent21%
Social rent64%

Ethnicity

25%
47%
White British25%
White Other8%
Asian10%
Black47%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine27%
No car household49%
Unemployed11%
No qualifications23%

Housing tenure (Census 2021)

Social rent64%
Private rent21%

vs. London

Income vs London-8.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
104
Largest scheme
98 homes · EXCALIBUR ESTATE REGENERATION AREA, ON BAUDWIN ROAD, PELIMORE ROAD, MORDRED ROAD, WENTLAND ROAD, MELIOT ROAD, CASTILION ROAD, BATERSBY ROAD LONDON, SE6
Pipeline pressure
NONE

Named schemes (500m)

EXCALIBUR ESTATE REGENERATION AREA, ON BAUDWIN ROAD, PELIMORE ROAD, MORDRED ROAD, WENTLAND ROAD, MELIOT ROAD, CASTILION ROAD, BATERSBY ROAD LONDON, SE698 homes
completed
143, 143, LONGHILL ROAD, SE6 1UB2 homes
completed
35, 35, CASTILLON ROAD, SE6 1QA1 homes
completed
37, 37, Castillon Road, Whitefoot, SE6 1QB1 homes
completed
301 TORRIDON ROAD, LONDON, SE6 1RE1 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 1PP

Full postcodeSE6 1PP
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.433135
Longitude-0.000186
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