Rushey Green · Lewisham · Lewisham East constituency · 51.44532, -0.00993

SE6 2BQ— Rushey Green, Lewisham

Location and area intelligence for SE6 2BQ, Rushey Green, Lewisham

 

Schools 80%Safety 70/100Transport 37/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
55
Safety
70
Schools
64
Transport
37
Environment
58
Investment
43

The bottom line

SE6 2BQ offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE6 2BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for SE6 2BQ

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

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How SE6 2BQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Holy Cross Catholic Primary School

Not yet inspected · 7 min walk

KS2: 105.6

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 16 min walk

80% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

Childcare

Chelwood Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.7 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 318.9%

+29% vs borough

Crime by type

Violence & sexual offences32%
Other22%
Anti-social behaviour21%
Vehicle crime12%
Drug offences7%
Burglary4%
Robbery1%
Theft0%

Stop & search

6.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.3km

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,280/m²
Price per ft²£398/ft²
Avg floor area58 m²

EPC breakdown

C
19%
D
27%
E
4%
F
2%

Based on 52 properties · Confidence: high

Street mix

Semi 4%Terraced 10%Flat 83%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£145,000
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 CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+252%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.5%

per year

Acceleration

-7.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached4.7%
Terraced11.6%
Flat/maisonette83.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£82k+51.2%1.8
Post-dot-com plateau2001–2004£92k£139k+51.1%1.7
Pre-crash peak2005–2007£140k£177k+26.4%2.3
GFC & correction2009–2012£165k£173k+5%1.5
Help-to-Buy recovery2013–2016£165k£258k+56.4%1.8
Brexit uncertainty2017–2019£195k£295k+51.3%1
Pandemic surge2020–2021£355k£285k-19.7%3.5
Rate-rise correction2022–2023£390k£450k+15.4%1
Current market2024–2025£309k£190k-38.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
5.2%
District
7.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hither Green

Nearby stations

Hither GreenNational Rail
12 min walk
Lewisham DLR StationDLR
27 min walk
Honor Oak Park Rail StationSouthern · Windrush
32 min walk
Elverson Road DLR StationDLR
34 min walk
Brockley Rail StationSouthern · Windrush
36 min walk
No bus stops within 400m

44

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria55 min ↑
Waterloo42 min ↑
Canary Wharf48 min ↑
City45 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 park557m
Santander docks (800m)0
Nearest cycle dock2.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download432 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 waterLOW
Low
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 8.0 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: 7.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Elmstead Pit SSSI — 5.0 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

PARKVIEW SURGERY

DOCTORS SURGERY, 186 BROWNHILL ROAD, CATFORD, SE6 1AT

2 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

8

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

17

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 353 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

842m

Post office

Nearby shops

Premier346 m
Four Seasons Stores350 m
P & J News374 m
Sandhurst Supermarket376 m

Nearby cafes

Mountsfield Park Cafe366 m
Breakfastbox375 m
Costa607 m
Yves617 m

Nearby restaurants

Modhu's46 m
Domin's Pizza & Kebab245 m
Eat Alien Pizza251 m
Sangley Kebab House345 m

Nearby pubs

VVS Bar Lounge205 m
Sarah's Place672 m
Catford Cricket Club747 m

Nearby gyms

Anytime Fitness542 m
Air Thrill556 m
PureGym656 m
Forma737 m

Nearby pharmacies

Woodlands Pharmacy621 m
Widdicombe Pharmacy661 m
Superdrug676 m
Rushey Green Pharmacy738 m

Nearby health

Park View Medical Centre89 m
Rushey Green Dental Practice594 m
Woodlands Health Centre614 m
Hillview Dental690 m
Food hygiene (5-star)43% of 56

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
2
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

B-PANACEA EDUCATIONAL CONSULT LIMITED
LITTY GANG RECORDINGS LTD
MUHAMMAD UZAIR LIMITED

Investment

Investment grade, yield and market outlook

43

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

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 score38/100
Bakerloo Extension route677m
Crossrail 2 route10,833m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,145 nationally

1,586

Est. population

10,228/km²

65%

Employed

45%

Degree educated

£37,500

Median income

11.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

24%
23%
26%
19%
Under 1824%
18–3423%
35–4926%
50–6419%
65+7%

Tenure

27%
30%
30%
Own outright13%
Own (mortgage)27%
Private rent30%
Social rent30%
Shared ownership0%
Rent free0%

Ethnicity

24%
16%
40%
White British24%
White Other16%
Asian5%
Black40%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine24%
No car household47%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent30%
Social rent30%

vs. London

Income vs London-10.7%

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)
36
Largest scheme
506 homes · Site of Hither Green Hospital, Site of Hither Green Hospital, Hither Green Lane, SE13 6RU
Pipeline pressure
NONE

Named schemes (500m)

CATFORD BOYS SCHOOL (NORTHERN PART), CATFORD BOYS SCHOOL (NORTHERN PART), BROWNHILL ROAD, SE690 homes
completed
CATFORD BOYS SCHOOL (SOUTHERN PART), CATFORD BOYS SCHOOL (SOUTHERN PART), BROWNHILL ROAD, SE642 homes
completed
SCAFFOLDING YARD AT, 22A, SCAFFOLDING YARD AT, 22A, MUIRKIRK ROAD, SE615 homes
completed
DARTMOUTH HOTEL PH, 77-79, DARTMOUTH HOTEL PH, 77-79, LALEHAM ROAD, SE6 2HU13 homes
completed
SITE OF, 31, SITE OF, 31, SPORTSBANK STREET, SE611 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
22.3%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Louise KrupskiLabour and Co-operative Party
John Michael MuldoonLabour and Co-operative Party
James-J WalshLabour and Co-operative Party

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Key facts for SE6 2BQ

Full postcodeSE6 2BQ
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.445315
Longitude-0.009929
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