Bellingham · Lewisham · Lewisham East constituency · 51.42766, -0.02799

SE6 3EP— Bellingham, Lewisham

Location and area intelligence for SE6 3EP, Bellingham, Lewisham

The family fortress

 

Schools 100%Safety 82/100Transport 41/100Yield 4.05%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
82
Schools
90
Transport
41
Environment
63
Investment
51

The bottom line

SE6 3EP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE6 3EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.5% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for SE6 3EP

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE6 3EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Elfrida Primary School

Not yet inspected · 4 min walk

KS2: 99.2

★★

Secondary

Sedgehill Academy

Good · Inspected Sept 2022 · 9 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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.8 incidents per 1,000 residents

Better than 56% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Vehicle crime17%
Anti-social behaviour14%
Drug offences6%
Theft6%
Robbery3%
Burglary0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Beckenham Fire Station · 2.2km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area80.2 m²

EPC breakdown

C
8%
D
10%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Semi 10%Terraced 65%Flat 25%

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£200,500
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
WallsCavity wall, filled cavity
RoofPitched, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.7%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

+7.88

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached11.1%
Terraced72.2%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£53k-16%1.3
Post-dot-com plateau2001–2001£52k£52k+0%1
Pre-crash peak2006–2006£171k£171k+0%2
GFC & correction2009–2009£130k£130k+0%1
Help-to-Buy recovery2016–2016£308k£308k+0%2
Brexit uncertainty2017–2017£385k£385k+0%2
Pandemic surge2020–2021£419k£415k-0.9%1.5
Rate-rise correction2022–2023£385k£388k+0.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
8.6%
District
9.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lower Sydenham

Nearby stations

Lower SydenhamNational Rail
6 min walk
Sydenham Rail StationWindrush · Southern
23 min walk
Beckenham Junction Tram StopTram
24 min walk
Forest Hill Rail StationSouthern · Windrush
27 min walk
Beckenham Road Tram StopTram
29 min walk
No bus stops within 400m

30

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

4.2 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria51 min ↑
Waterloo46 min ↑
Canary Wharf54 min ↑
City49 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

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park151m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Staff Carpark
399m
🅿️
Customer Carpark
559m
🅿️
Bellingham Leisure Centre Car Park
721m

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: 8.5 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 25%
More green space than 91% 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

BROMLEAG CARE PRACTICE

BECKENHAM CLINIC, 14 THE CRESCENT, BR3 1DU

25 min walk

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBeckenham Beacon · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Railway Tavern (365 m)

Nearest supermarketLidl · 190 m
3 tennis courts7 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)

784m

Post office

Nearby shops

One Stop695 m
Bell Green Food & Wine712 m
Bellingham News717 m
Costcutter744 m

Nearby cafes

Cosy Cafeteria747 m

Nearby restaurants

McDonald's544 m
Morley's674 m
Bellingham Fish Bar740 m
Velma's769 m

Nearby pubs

Railway Tavern365 m
The Bell634 m
The Fellowship Inn801 m
The Perry Hill1.1 km

Nearby gyms

The Bridge Leisure Centre570 m
Bellingham Leisure Centre676 m
Crystal Palace F.C. Academy709 m
Goals740 m

Nearby health

Integrity Dental Care405 m
Bellingham Green Surgery419 m
Food hygiene (5-star)42% of 24

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

EXCLUSIVE EVENTS HIRE SERVICES LTD
GLOBAL TRADE EXPO LTD
MATHYSONS LTD.
MOTHERS RISING CIC
PVR SERVICES LIMITED

+1 more

Investment

Investment grade, yield and market outlook

51

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

18.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route445m
Crossrail 2 route10,636m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,414 nationally

1,662

Est. population

13,026/km²

63%

Employed

38%

Degree educated

£35,900

Median income

7.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

27%
21%
23%
20%
Under 1827%
18–3421%
35–4923%
50–6420%
65+9%

Tenure

15%
22%
24%
35%
Own outright15%
Own (mortgage)22%
Private rent24%
Social rent35%
Shared ownership3%

Ethnicity

33%
14%
35%
White British33%
White Other14%
Asian7%
Black35%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine26%
No car household40%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent35%
Private rent24%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
61%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
98 homes · BP SPORTS GROUND, BP SPORTS GROUND, KANGLEY BRIDGE ROAD, SE26
Pipeline pressure
NONE

Named schemes (500m)

SITE OF LEWISHAM COLLEGE, SITE OF LEWISHAM COLLEGE, WORSLEY BRIDGE ROAD, SE2678 homes
completed
LAND AT REAR OF BONNIES PH, LAND AT REAR OF BONNIES PH, SOUTHEND LANE, MEADOWVIEW ROAD (21-95), SE677 homes
completed
1-12 BASING HOUSE & 212-218, 1-12 BASING HOUSE & 212-218, SOUTHEND LANE, 2 ELFRIDA CRESCENT, SE6 2DS44 homes
completed
Site of 307-315, Site of 307-315, Southend Lane, SE8 3ND28 homes
completed
LAND AT REAR, 25-53, LAND AT REAR, 25-53, OTTERDEN STREET, SE2624 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
40.2%
Ward turnout
23%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Rachel OnikosiLabour and Co-operative Party
Jacq PaschoudLabour and Co-operative Party

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Key facts for SE6 3EP

Full postcodeSE6 3EP
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardBellingham
Latitude51.427662
Longitude-0.027988
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