Catford South · Lewisham · Lewisham East constituency · 51.42612, -0.01590

SE6 3AF— Catford South, Lewisham

Location and area intelligence for SE6 3AF, Catford South, Lewisham

High-connectivity investment target

 

Schools 80%Safety 61/100Transport 48/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
55
Safety
61
Schools
90
Transport
48
Environment
82
Investment
42

The bottom line

SE6 3AF offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

SE6 3AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.2% vs London avg
vs London crime+135.0% vs London avg

Deep-dive guides for SE6 3AF

🛡️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 3AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Augustine's Catholic Primary School and Nursery

Not yet inspected · 3 min walk

KS2: 106.1

★★

Secondary

Sedgehill Academy

Good · Inspected Sept 2022 · 6 min walk

P8: +0.23A8: 45.4

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 51 min walk

3 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

152.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 2937.5%

+101% vs borough

Crime by type

Other24%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime14%
Burglary6%
Drug offences5%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Beckenham Fire Station · 2.4km

Crime is +135% 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£6,151/m²
Price per ft²£571/ft²
Avg floor area91.8 m²

EPC breakdown

C
1%
D
11%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Semi 48%Terraced 29%Flat 16%Other 7%

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£229,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

-192.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached53.6%
Terraced32.1%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£150k+76.5%1.7
Post-dot-com plateau2001–2004£160k£153k-4%2.2
Pre-crash peak2005–2005£197k£197k+0%2
GFC & correction2009–2009£273k£273k+0%1
Help-to-Buy recovery2015–2015£274k£274k+0%2
Brexit uncertainty2017–2017£436k£436k+0%1
Pandemic surge2020–2020£189k£189k+0%1
Current market2025–2026£550k£540k-1.8%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+28.6% alpha

Weakest performer

Semi-detached

+3.1% alpha

Terraced+28.6% α
Local
47.9%
District
19.3%
Semi-detached+3.1% α
Local
14.4%
District
11.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Beckenham Hill

Nearby stations

Beckenham HillNational Rail
2 min walk
Beckenham Junction Tram StopTram
23 min walk
Beckenham Road Tram StopTram
33 min walk
Sydenham Rail StationWindrush · Southern
33 min walk
Forest Hill Rail StationWindrush · Southern
37 min walk
No bus stops within 400m

28

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★40 min
Victoria43 min ↑
Waterloo46 min ↑
Canary Wharf50 min ↑
City50 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)

1

EV chargers (800m)

Nearest car park213m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Bellingham Leisure Centre Car Park
745m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 4.4 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

CORNERWAYS SURGERY

50 MANOR ROAD, BR3 5LG

27 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSloane Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

89

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fellowship Inn (787 m)

Nearest supermarketCostcutter Express · 780 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

787m

Post office

Nearby shops

Tesco Express365 m
Superstore712 m
Lando's Family Butchers729 m
Bellingham News790 m

Nearby cafes

Homestead cafe720 m
Caffe Cinos759 m
Cosy Cafeteria788 m

Nearby restaurants

Kebab Town330 m
Wing It Up706 m
Prefect Pizza718 m
Wok Express723 m

Nearby pubs

The Fellowship Inn787 m
The Basement Bar873 m

Nearby gyms

Bellingham Leisure Centre636 m
Beckenham Place Park Lake703 m

Nearby health

Bellingham Green Surgery747 m
smilestraight790 m
Integrity Dental Care855 m
Food hygiene (5-star)46% of 22

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

DIAMEN LIMITED
GOSPEL REVOLUTION OUTREACH WORLDWIDE LTD
MITH FOOD CORNER LTD

Investment

Investment grade, yield and market outlook

42

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 score13/100
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 owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

33.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route405m
Crossrail 2 route11,460m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,662 nationally

1,591

Est. population

10,812/km²

54%

Employed

33%

Degree educated

£35,600

Median income

5.1%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

49

Community stability

Age profile

19%
17%
21%
19%
23%
Under 1819%
18–3417%
35–4922%
50–6419%
65+24%

Tenure

24%
25%
37%
Own outright24%
Own (mortgage)25%
Private rent13%
Social rent37%
Shared ownership0%

Ethnicity

37%
30%
White British37%
White Other10%
Asian11%
Black30%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine24%
No car household43%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent37%
Private rent13%

vs. London

Income vs London-15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
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)
28
Largest scheme
157 homes · PART OF FLOWER MEAD ESTATE, PART OF FLOWER MEAD ESTATE, BECKENHAM HILL ROAD, SE6
Pipeline pressure
NONE

Named schemes (500m)

PART OF FLOWER MEAD ESTATE, PART OF FLOWER MEAD ESTATE, BECKENHAM HILL ROAD, SE6157 homes
completed
335-337, 335-337, BROMLEY ROAD, SE6 2RP117 homes
completed
HAZELHURST COURT, HAZELHURST COURT, BECKENHAM HILL ROAD, SE6 3AG60 homes
completed
SITE OF TIGERS HEAD P.H., 350-352, SITE OF TIGERS HEAD P.H., 350-352, BROMLEY ROAD, SE6 2RP36 homes
completed
LAND AT, MELFIELD GARDENS, LONDON, SE6 3AH32 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.0%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

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Key facts for SE6 3AF

Full postcodeSE6 3AF
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardCatford South
Latitude51.426118
Longitude-0.015899
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