Rushey Green · Lewisham · Lewisham East constituency · 51.44598, -0.01262

SE6 2HU— Rushey Green, Lewisham

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

The family fortress

 

Schools 75%Safety 74/100Transport 44/100Yield 6.76%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
74
Schools
61
Transport
44
Environment
58
Investment
62

The bottom line

SE6 2HU offers low crime and fast broadband at £253,000 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE6 2HU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE6 2HU meets your needs.

Location

SE6 2HU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-51.3% vs London avg
vs London income-10.7% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for SE6 2HU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE6 2HU with:

Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks🔒 Very Safe💰 Value Find

“The family fortress”

Share:WhatsAppShare on X

How SE6 2HU 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 · 6 min walk

KS2: 105.6

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 17 min walk

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Chelwood Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.7 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 261.8%

-11% vs borough

Crime by type

Violence & sexual offences30%
Other29%
Anti-social behaviour16%
Vehicle crime11%
Drug offences7%
Robbery2%
Burglary2%
Theft2%

Stop & search

6.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.2km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£253,000

Median sale price

Bottom 25% — 51% below London median

£253,000 is 51% below the London median (£520,000)

+22.9%

This year

Flat

Dominant type

Price history

5-year change
-29.8%
Sales (24 months)5
New build0.0%
Avg flat£253,000
Price per m²£3,625/m²
Price per ft²£337/ft²
Avg floor area68.4 m²

EPC breakdown

C
19%
D
20%
E
9%
F
1%

Based on 49 properties · Confidence: high

Street mix

Terraced 18%Detached 3%Flat 78%

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

Stamp duty

Standard buyer£150
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,740

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.7×

Price-to-income

£1,266/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield856 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£171,000
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

1997–2025 · CAGR

+5.9%

Total change

+392%

Market Activity

Price Velocity & Acceleration

Current Velocity

+65.2%

per year

Acceleration

+110.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 76 sales

Property Type Mix

Total: 76 sales

Detached3.9%
Terraced17.1%
Flat/maisonette78.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£85k£80k-5.9%4.3
Post-dot-com plateau2001–2004£83k£163k+96.4%4.8
Pre-crash peak2005–2007£158k£171k+8.1%2.7
GFC & correction2009–2011£140k£188k+34.3%4
Help-to-Buy recovery2013–2016£239k£302k+26.2%3
Brexit uncertainty2017–2019£313k£371k+18.6%2
Pandemic surge2021–2021£360k£360k+0%2
Rate-rise correction2022–2023£496k£459k-7.6%2
Current market2024–2025£253k£418k+65.2%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Weakest performer

Terraced

-2.7% alpha

Flat/maisonette-0.8% α
Local
5.8%
District
6.6%
Terraced-2.7% α
Local
-0.1%
District
2.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Ladywell

Nearby stations

LadywellNational Rail
15 min walk
Lewisham DLR StationDLR
26 min walk
Honor Oak Park Rail StationSouthern · Windrush
29 min walk
Elverson Road DLR StationDLR
32 min walk
Brockley Rail StationSouthern · Windrush
34 min walk
No bus stops within 400m

40

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

2.9 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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park388m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
661m

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: 7.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Elmstead Pit SSSI — 5.2 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): 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 · 943 m
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

54

Parks (1km)

43

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: VVS Bar Lounge (404 m)

Nearest supermarketCo-op Food · 451 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)

1.3km

Post office

Nearby shops

AK Foods Payless364 m
5 Star Food & Wine383 m
Catford Food Centre405 m
Bagci Food Centre405 m

Nearby cafes

Costa406 m
Mountsfield Park Cafe413 m
Yves420 m
Eros Bistro Bar429 m

Nearby restaurants

Domin's Pizza & Kebab100 m
Eat Alien Pizza102 m
Modhu's240 m
Taste of China355 m

Nearby pubs

VVS Bar Lounge404 m
The Black Cat618 m
Catford Cricket Club647 m
Sarah's Place707 m

Nearby gyms

Air Thrill379 m
PureGym456 m
Forma558 m
Anytime Fitness657 m

Nearby pharmacies

Superdrug482 m
Rushey Green Pharmacy550 m
Woodlands Pharmacy683 m
Widdicombe Pharmacy699 m

Nearby health

Park View Medical Centre290 m
Rushey Green Dental Practice394 m
The Broadway Dental Practice609 m
Woodlands Health Centre687 m
Food hygiene (5-star)48% of 112

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

50 LALEHAM ROAD RTM COMPANY LIMITED
ALEXANDRA GREEN LIMITED
SG PROPERTY SERVICES LONDON LTD

Investment

Investment grade, yield and market outlook

62

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score10/100
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

42.3

Price growth score

D
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route479m
Crossrail 2 route10,633m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,920 nationally

1,816

Est. population

15,918/km²

65%

Employed

45%

Degree educated

£37,500

Median income

10.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

26%
24%
22%
18%
Under 1826%
18–3424%
35–4922%
50–6418%
65+10%

Tenure

14%
23%
29%
32%
Own outright14%
Own (mortgage)23%
Private rent29%
Social rent32%
Shared ownership2%

Ethnicity

24%
43%
White British24%
White Other12%
Asian7%
Black43%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine25%
No car household57%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Social rent32%
Private rent29%

vs. London

Income vs London-10.7%
Price vs London-51.3%

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)

65, 66 & 67, 65, 66 & 67, LEWISHAM PARK, SE1338 homes
completed
16 - 22, 16 - 22, BROWNHILL ROAD, SE6 2EJ19 homes
completed
121-139, 121-139, SANGLEY ROAD, SE618 homes
completed
LAND AT REAR, 102-124, LAND AT REAR, 102-124, GEORGE LANE, SE1315 homes
completed
DARTMOUTH HOTEL PH, 77-79, DARTMOUTH HOTEL PH, 77-79, LALEHAM ROAD, SE6 2HU13 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£253,000)

£150

Standard buyer

£0

First-time buyer

Save £150

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in SE6 2HU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE6 2HU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

What else could £253k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE6 2HU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE6 2HU

Full postcodeSE6 2HU
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.445981
Longitude-0.012620
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