Rushey Green · Lewisham · Lewisham East constituency · 51.44431, -0.01317

SE6 2HS— Rushey Green, Lewisham

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

 

Schools 80%Safety 70/100Transport 41/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
70
Schools
64
Transport
41
Environment
57
Investment
43

The bottom line

SE6 2HS 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 2HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE6 2HS

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

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How SE6 2HS 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 · 4 min walk

KS2: 105.6

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 14 min walk

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Chelwood Nursery School

Not inspected · 32 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.4km

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£11,190/m²
Price per ft²£1,040/ft²
Avg floor area52 m²

EPC breakdown

C
25%
D
19%
E
6%
G
1%

Based on 51 properties · Confidence: high

Street mix

Terraced 47%Flat 53%

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£130,000
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(other premises 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

1996–2025 · CAGR

+8%

Total change

+840%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.9%

per year

Acceleration

-30.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 45 sales

Property Type Mix

Total: 45 sales

Terraced48.9%
Flat/maisonette51.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£107k+60.4%2.8
Post-dot-com plateau2001–2004£135k£140k+4.1%1.5
Pre-crash peak2006–2006£223k£223k+0%2
GFC & correction2008–2012£170k£250k+47.1%1
Help-to-Buy recovery2013–2015£159k£267k+67.4%2.3
Brexit uncertainty2017–2018£325k£455k+40%1
Pandemic surge2020–2020£415k£415k+0%1
Rate-rise correction2022–2023£303k£485k+60.3%5.5
Current market2025–2025£630k£630k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+1.8% α
Local
8.4%
District
6.6%
Terraced-0.1% α
Local
6.1%
District
6.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Catford BridgeNational Rail
10 min walk
Lewisham DLR StationDLR
28 min walk
Honor Oak Park Rail StationSouthern · Windrush
29 min walk
Elverson Road DLR StationDLR
35 min walk
Brockley Rail StationSouthern · Windrush
35 min walk
No bus stops within 400m

45

Walkability score

46

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park336m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
637m

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 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: 7.5 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 28%
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

5 min walk

69%

Recommend GP

69%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

10

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)

41

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: VVS Bar Lounge (431 m)

Nearest supermarketCo-op Food · 304 m
2 tennis courts1 swimming pools1 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)

945m

Post office

Nearby shops

5 Star Food & Wine255 m
Premier258 m
Four Seasons Stores285 m
P & J News376 m

Nearby cafes

Breakfastbox380 m
Eros Bistro Bar425 m
Yves448 m
Costa474 m

Nearby restaurants

Domin's Pizza & Kebab107 m
Eat Alien Pizza110 m
Sangley Kebab House248 m
Curry Cottage252 m

Nearby pubs

VVS Bar Lounge431 m
Catford Cricket Club497 m
The Black Cat601 m
The Catford House675 m

Nearby gyms

Air Thrill346 m
PureGym507 m
Forma700 m
St Dunstan's College Jubilee Grounds781 m

Nearby pharmacies

Superdrug493 m
Rushey Green Pharmacy674 m
Woodlands Pharmacy844 m
Widdicombe Pharmacy869 m

Nearby health

Park View Medical Centre312 m
Rushey Green Dental Practice484 m
The Broadway Dental Practice582 m
Woodlands Health Centre843 m
Food hygiene (5-star)52% of 111

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

IGOTECHNICAL LIMITED
NEIMS LTD

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 score19/100
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

41.5

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route459m
Crossrail 2 route10,686m

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
Listed buildings (800m)
1
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)
85
Largest scheme
90 homes · CATFORD BOYS SCHOOL (NORTHERN PART), CATFORD BOYS SCHOOL (NORTHERN PART), BROWNHILL ROAD, SE6
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 2HS

Full postcodeSE6 2HS
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.444309
Longitude-0.013168
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