Downham · Lewisham · Lewisham East constituency · 51.42553, -0.01100

SE6 3NS— Downham, Lewisham

Location and area intelligence for SE6 3NS, Downham, Lewisham

High-connectivity investment target

 

Schools 75%Safety 61/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
61
Schools
68
Transport
46
Environment
82
Investment
42

The bottom line

SE6 3NS offers fast broadband and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

SE6 3NS

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 3NS

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung

“High-connectivity investment target”

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How SE6 3NS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

St John Baptist Southend Church of England Primary School

Good · Inspected Jan 2020 · 5 min walk

KS2: 105.5

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 12 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 · 54 min walk

4 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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Beckenham Fire Station · 2.5km

Crime is +135% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,140/m²
Price per ft²£385/ft²
Avg floor area82.2 m²

EPC breakdown

C
28%
D
5%

Based on 33 properties · Confidence: high

Street mix

Semi 13%Terraced 75%Flat 13%

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£205,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
Roof(another dwelling above)
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

2002–2026 · CAGR

+7.1%

Total change

+416%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.3%

per year

Acceleration

+20.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached12.5%
Terraced75%
Flat/maisonette12.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£63k£117k+85.7%1
Pre-crash peak2005–2007£205k£230k+12%1.5
GFC & correction2009–2009£200k£200k+0%1
Help-to-Buy recovery2013–2013£235k£235k+0%1
Current market2026–2026£325k£325k+0%1

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
Trend Position75

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
5 min walk
Beckenham Junction Tram StopTram
25 min walk
Beckenham Road Tram StopTram
36 min walk
Sydenham Rail StationWindrush · Southern
38 min walk
Forest Hill Rail StationWindrush · Southern
41 min walk
No bus stops within 400m

37

Walkability score

114

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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park184m
Santander docks (800m)0
Nearest cycle dock4.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

6%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed313 Mbps
Median download318 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: 9.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 4.0 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

SEVENFIELDS PCN GPEA

GOLDSMITHS COMMUNITY CENTRE, CASTILLON ROAD, SE6 1QD

18 min walk

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalSloane Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Basement Bar (951 m)

Nearest supermarketBest Food Mega Mart · 469 m
1 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)

2

Cinemas (2km)

554m

Post office

Nearby shops

Costcutter384 m
Lando's Family Butchers390 m
Tesco Express437 m
Ganesha Supermarket440 m

Nearby cafes

Caffe Cinos413 m
Mega Breakfast435 m
Cafe Treat & Bistro498 m
George's Cafe582 m

Nearby restaurants

Wing It Up369 m
Kebab Town415 m
Honey Pot431 m
Ganesha Restaurant445 m

Nearby pubs

The Basement Bar951 m

Nearby gyms

Beckenham Place Park Lake648 m
Ten-Em-Bee Sports Development Centre691 m
Bellingham Leisure Centre893 m
Bellingham Bowling Club1.2 km

Nearby pharmacies

Day Lewis Pharmacy510 m
Brownes Pharmacy563 m
Duncan's Chemist852 m

Nearby health

Arkh View489 m
smilestraight954 m
Food hygiene (5-star)36% of 28

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

JERMO 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 score14/100
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

31.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route749m
Crossrail 2 route11,791m

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)
5
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)
3
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
Depot, land adjacent to, 2, Depot, land adjacent to, 2, Oldstead Road, BR16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.1%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Andre BourneLabour
Coral HowardLabour
Oana Olaru-HolmesLabour

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Key facts for SE6 3NS

Full postcodeSE6 3NS
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardDownham
Latitude51.425531
Longitude-0.011005
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