Bellingham · Lewisham · Lewisham East constituency · 51.42869, -0.02015

SE6 3TT— Bellingham, Lewisham

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

Strong, well-rated schools nearby

 

Schools 75%Safety 80/100Transport 42/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
56
Safety
80
Schools
90
Transport
42
Environment
55
Investment
40

The bottom line

SE6 3TT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE6 3TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.5% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for SE6 3TT

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE6 3TT 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 · 3 min walk

KS2: 99.2

★★

Secondary

Sedgehill Academy

Good · Inspected Sept 2022 · 8 min walk

P8: +0.23A8: 45.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 46 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.2 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences33%
Other27%
Anti-social behaviour13%
Vehicle crime12%
Drug offences7%
Burglary3%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Beckenham Fire Station · 2.5km

Crime is +2% 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£5,134/m²
Price per ft²£477/ft²
Avg floor area71.2 m²

EPC breakdown

B
1%
C
22%
D
13%
E
1%

Based on 37 properties · Confidence: high

Street mix

Terraced 55%Flat 45%

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£178,000
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, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

2000–2025 · CAGR

+4.3%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.6%

per year

Acceleration

-30.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Terraced55%
Flat/maisonette45%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£94k£94k+0%1
Post-dot-com plateau2001–2002£54k£115k+113.2%1
Pre-crash peak2005–2007£170k£156k-8%2.7
GFC & correction2008–2008£145k£145k+0%1
Help-to-Buy recovery2013–2015£205k£250k+22%1
Pandemic surge2020–2021£225k£350k+55.6%1.5
Current market2024–2025£365k£268k-26.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
3.7%
District
5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Bellingham→ Victoria· 2 tph
25 min

Nearby stations

BellinghamNational Rail
6 min walk
Beckenham Junction Tram StopTram
26 min walk
Sydenham Rail StationWindrush · Southern
30 min walk
Forest Hill Rail StationSouthern · Windrush
32 min walk
Beckenham Road Tram StopTram
33 min walk
No bus stops within 400m

27

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

4.1 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park387m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Bellingham Leisure Centre Car Park
387m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed478 Mbps
Median download441 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: 8.6 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Elmstead Pit SSSI — 4.7 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

OHL WEIGHT MANAGEMENT CLINIC

OHL 3RD FLOOR, LAURENCE HOUSE, 1 CATFORD ROAD, SE6 4FN

24 min walk

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSloane Hospital · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

18

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fellowship Inn (452 m)

Nearest supermarketCo-op Food · 419 m
2 tennis courts1 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)

445m

Post office

Nearby shops

One Stop417 m
Bellingham News422 m
Tesco Express453 m
Superstore479 m

Nearby cafes

Cosy Cafeteria431 m
Pausa871 m
Homestead cafe1.0 km

Nearby restaurants

Morley's412 m
Bellingham Fish Bar428 m
Velma's437 m
Kebab Town437 m

Nearby pubs

The Fellowship Inn452 m
The Basement Bar1.1 km

Nearby gyms

Bellingham Leisure Centre279 m
The Gym857 m
Beckenham Place Park Lake1.1 km

Nearby health

Bellingham Green Surgery337 m
Integrity Dental Care447 m
smilestraight538 m
Food hygiene (5-star)37% of 51

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

ABCARE-LAG LIMITED
FESTHIONS SUPLIES LTD
FISHLOEKS LTD
GLEADFEATY LTD
JANSYUP LTD

+7 more

Investment

Investment grade, yield and market outlook

40

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

33.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route91m
Crossrail 2 route11,065m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,518 nationally

1,767

Est. population

13,700/km²

56%

Employed

34%

Degree educated

£35,900

Median income

11.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

42

Community stability

Age profile

30%
18%
21%
23%
Under 1830%
18–3418%
35–4921%
50–6423%
65+8%

Tenure

22%
19%
50%
Own outright9%
Own (mortgage)22%
Private rent19%
Social rent50%
Shared ownership1%
Rent free0%

Ethnicity

35%
39%
White British35%
White Other9%
Asian7%
Black39%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine25%
No car household45%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent50%
Private rent19%

vs. London

Income vs London-14.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
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)
55
Largest scheme
117 homes · 335-337, 335-337, BROMLEY ROAD, SE6 2RP
Pipeline pressure
NONE

Named schemes (500m)

246, 246, Bromley Road, SE6 2SY50 homes
completed
BELLINGHAM OPEN AIR SWIMMING POOL, BELLINGHAM OPEN AIR SWIMMING POOL, BROMLEY ROAD, SE641 homes
completed
LAND AT, MELFIELD GARDENS, LONDON, SE6 3AH32 homes
completed
56-60 FARMSTEAD ROAD, LONDON, SE6 3ED24 homes
completed
LAND BETWEEN VICARAGE & HALL AS WELL AS, 113-117A, LAND BETWEEN VICARAGE & HALL AS WELL AS, 113-117A, RANDLESDOWN ROAD, SE613 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 3TT

Full postcodeSE6 3TT
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardBellingham
Latitude51.428689
Longitude-0.020146
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