Rushey Green · Lewisham · Lewisham East constituency · 51.44385, -0.01398

SE6 2HR— Rushey Green, Lewisham

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

High-connectivity investment target

 

Schools 75%Safety 70/100Transport 55/100Yield 4.05%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
70
Schools
61
Transport
55
Environment
57
Investment
67

The bottom line

SE6 2HR offers low crime and fast broadband — a strong choice for Families.

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Location

SE6 2HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for SE6 2HR

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🔒 Very Safe

“High-connectivity investment target”

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How SE6 2HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Holy Cross Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.6

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 14 min walk

75% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Chelwood Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.2 incidents per 1,000 residents

Higher crime than 67% of London
↑ Rising 344.4%

+18% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour16%
Vehicle crime8%
Burglary8%
Drug offences6%
Theft6%
Robbery4%

Stop & search

7.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.5km

Crime is +37% above London average

Property

Prices, sales volume and market trends

Avg floor area71.7 m²

EPC breakdown

A
1%
B
1%
C
9%
D
15%
E
2%

Based on 28 properties · Confidence: medium

Street mix

Terraced 43%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

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£179,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

2000–2023 · CAGR

+4.2%

Total change

+156%

Market Activity

Price Velocity & Acceleration

Current Velocity

-53.8%

per year

Acceleration

-166.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Terraced42.9%
Flat/maisonette57.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£110k£110k+0%1
Post-dot-com plateau2004–2004£181k£181k+0%2
Pre-crash peak2006–2007£152k£239k+57.2%1.5
Help-to-Buy recovery2014–2015£190k£250k+31.6%2
Brexit uncertainty2019–2019£290k£290k+0%1
Pandemic surge2021–2021£287k£287k+0%1
Rate-rise correction2022–2023£610k£282k-53.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+9.6% alpha

Flat/maisonette+9.6% α
Local
31.6%
District
22%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Catford Bridge

Nearby stations

Catford BridgeNational Rail
9 min walk
Honor Oak Park Rail StationWindrush · Southern
29 min walk
Lewisham DLR StationDLR
29 min walk
Forest Hill Rail StationWindrush · Southern
35 min walk
Elverson Road DLR StationDLR
35 min walk
No bus stops within 400m

44

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria54 min ↑
Waterloo39 min ↑
Canary Wharf47 min ↑
City42 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park296m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
596m

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: 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: 7.5 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Elmstead Pit SSSI — 5.1 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

6 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

12

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

42

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Catford Cricket Club (422 m)

Nearest supermarketCo-op Food · 308 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

5 Star Food & Wine190 m
Premier255 m
Four Seasons Stores287 m
AK Foods Payless365 m

Nearby cafes

Breakfastbox394 m
Eros Bistro Bar399 m
Break the Fast London424 m
Yves433 m

Nearby restaurants

Domin's Pizza & Kebab159 m
Eat Alien Pizza160 m
Sangley Kebab House243 m
Curry Cottage248 m

Nearby pubs

Catford Cricket Club422 m
VVS Bar Lounge496 m
The Black Cat563 m
The Catford House629 m

Nearby gyms

Air Thrill314 m
PureGym499 m
St Dunstan's College Jubilee Grounds713 m
Forma725 m

Nearby pharmacies

Superdrug469 m
Rushey Green Pharmacy693 m
Woodlands Pharmacy919 m
Widdicombe Pharmacy943 m

Nearby health

Park View Medical Centre380 m
Rushey Green Dental Practice493 m
The Broadway Dental Practice542 m
Woodlands Health Centre918 m
Food hygiene (5-star)54% of 125

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

COMMON GROUND PEOPLE LTD
GB COSEY HOMES LIMITED
SIMPLENEEDS LTD

Investment

Investment grade, yield and market outlook

67

Investment score

Good

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

36

Price growth score

D
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route407m
Crossrail 2 route10,659m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,581 nationally

1,794

Est. population

16,909/km²

60%

Employed

39%

Degree educated

£37,500

Median income

10.8%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

23%
24%
24%
18%
Under 1823%
18–3424%
35–4924%
50–6418%
65+11%

Tenure

18%
19%
37%
25%
Own outright18%
Own (mortgage)19%
Private rent37%
Social rent25%
Rent free0%

Ethnicity

23%
14%
38%
White British23%
White Other14%
Asian10%
Black38%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine25%
No car household57%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent37%
Social rent25%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
73
Largest scheme
76 homes · FURNITURE LAND, 6-12, FURNITURE LAND, 6-12, SANGLEY ROAD, SE6 2JH
Pipeline pressure
NONE

Named schemes (500m)

2-36, 2-36, Plassy Road, SE6 2DE60 homes
completed
16 - 22, 16 - 22, BROWNHILL ROAD, SE6 2EJ19 homes
completed
121-139, 121-139, SANGLEY ROAD, SE618 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 2HR

Full postcodeSE6 2HR
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.443855
Longitude-0.013979
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