Rushey Green · Lewisham · Lewisham East constituency · 51.44762, -0.01451

SE6 2HY— Rushey Green, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 47/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
76
Transport
47
Environment
58
Investment
50

The bottom line

SE6 2HY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE6 2HY

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

Deep-dive guides for SE6 2HY

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

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“High-connectivity investment target”

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How SE6 2HY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent 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 · 19 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 29 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.1km

Crime is +4% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,969/m²
Price per ft²£740/ft²
Avg floor area67.1 m²

EPC breakdown

C
18%
D
26%
E
16%
F
5%
G
1%

Based on 66 properties · Confidence: high

Street mix

Terraced 55%Detached 7%Flat 38%

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£167,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.5%

Total change

+595%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-63.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £50k–£75k · 65 sales

Property Type Mix

Total: 65 sales

Detached7.7%
Terraced55.4%
Flat/maisonette36.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£125k+52.4%2
Post-dot-com plateau2001–2003£142k£175k+23.5%3
Pre-crash peak2005–2007£245k£470k+91.8%2
GFC & correction2008–2012£238k£170k-28.4%2
Help-to-Buy recovery2013–2016£348k£340k-2.3%2
Brexit uncertainty2017–2019£390k£370k-5.3%2.7
Pandemic surge2020–2021£548k£598k+9.1%3
Rate-rise correction2022–2023£573k£417k-27.2%3.5
Current market2024–2026£415k£570k+37.3%1

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
8.1%
District
8.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
22.8 min walk
Ladywell

Nearby stations

LadywellNational Rail
13 min walk
Lewisham DLR StationDLR
24 min walk
Honor Oak Park Rail StationSouthern · Windrush
27 min walk
Elverson Road DLR StationDLR
30 min walk
Brockley Rail StationSouthern · Windrush
31 min walk
No bus stops within 400m

53

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

2.8 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

10

Car parks (800m)

4

EV chargers (800m)

Nearest car park291m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
576m
🅿️
Disabled Parking· no
736m

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: 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: 7.2 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 19%
Above average green space

Nearest SSSI: Elmstead Pit SSSI — 5.4 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

NOVUM HEALTH PARTNERSHIP

THE PRIMARY CARE CENTRE, HAWSTEAD ROAD, LEWISHAM, SE6 4JH

4 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

8

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 725 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

45

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Black Cat (530 m)

Nearest supermarketKorona · 247 m
7 tennis courts1 swimming pools2 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)

1.1km

Post office

Nearby shops

Catford Food Centre233 m
Metro's Local238 m
Fresh Foods Supermarket255 m
Brazilian Grocery & Butcher265 m

Nearby cafes

Costa253 m
Serve Smiths314 m
Yves314 m
Nes's Cafe338 m

Nearby restaurants

A2 Lounge211 m
Chick Chicken213 m
Eastern Queen218 m
Le Tacos Parisen219 m

Nearby pubs

The Black Cat530 m
VVS Bar Lounge598 m
The Catford House635 m
Sarah's Place685 m

Nearby gyms

PureGym312 m
Forma333 m
Air Thrill359 m
Ladywell Arena Sportshall594 m

Nearby pharmacies

Rushey Green Pharmacy329 m
Superdrug383 m
Widdicombe Pharmacy681 m
Woodlands Pharmacy695 m

Nearby health

Rushey Green Dental Practice215 m
Park View Medical Centre497 m
The Broadway Dental Practice533 m
Woodlands Health Centre711 m
Food hygiene (5-star)53% of 136

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

BOUTIQUE LIVING LONDON LTD
HILLYFIELD CORPORATION LIMITED
LONDON FIRE CONSULTANCY AND MANAGEMENT LTD

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 score21/100
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

54.9

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route317m
Crossrail 2 route10,432m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
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)
88
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
9-19, 9-19, Rushey Green, London, SE6 4AZ45 homes
completed
65, 66 & 67, 65, 66 & 67, LEWISHAM PARK, SE1338 homes
completed
99-105, 99-105, RUSHEY GREEN, SE634 homes
completed
THE GEORGE P.H. 1, THE GEORGE P.H. 1, RUSHEY GREEN, SE6 4AS33 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 2HY

Full postcodeSE6 2HY
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.447623
Longitude-0.014506
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