Rushey Green · Lewisham · Lewisham East constituency · 51.44749, -0.01781

SE6 4AF— Rushey Green, Lewisham

Location and area intelligence for SE6 4AF, Rushey Green, Lewisham

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
58
Schools
90
Transport
58
Environment
66
Investment
53

The bottom line

SE6 4AF offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SE6 4AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+155.0% vs London avg

Deep-dive guides for SE6 4AF

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

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How SE6 4AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Rushey Green Primary School

Good · Inspected Nov 2022 · 6 min walk

KS2: 103.9

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 18 min walk

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 · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

165.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 449.0%

+119% vs borough

Crime by type

Other37%
Violence & sexual offences25%
Anti-social behaviour13%
Drug offences9%
Burglary6%
Robbery4%
Vehicle crime4%
Theft3%

Stop & search

16.6

per 1,000 residents

→ Stable

trend

Road safety

86

Road safety score

10

Accidents (5yr)

1

KSI (5yr)

7

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.1km

Crime is +155% 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£4,925/m²
Price per ft²£458/ft²
Avg floor area54 m²

EPC breakdown

B
13%
C
17%
D
4%

Based on 34 properties · Confidence: high

Street mix

Terraced 23%Flat 41%Other 36%

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£135,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+3.4%

Total change

+133%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.5%

per year

Acceleration

-34.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 14 sales

Property Type Mix

Total: 14 sales

Terraced35.7%
Flat/maisonette64.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£112k£112k+0%2
Post-dot-com plateau2002–2002£250k£250k+0%1
GFC & correction2011–2011£430k£430k+0%1
Brexit uncertainty2018–2019£320k£335k+4.7%4
Pandemic surge2020–2020£360k£360k+0%1
Current market2025–2025£261k£261k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+14% alpha

Flat/maisonette+14% α
Local
4.7%
District
-9.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
23.3 min walk
Catford Bridge

Nearby stations

Catford BridgeNational Rail
7 min walk
Lewisham DLR StationDLR
24 min walk
Honor Oak Park Rail StationSouthern · Windrush
24 min walk
Brockley Rail StationSouthern · Windrush
29 min walk
Elverson Road DLR StationDLR
30 min walk
No bus stops within 400m

65

Walkability score

108

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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park112m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
368m
🅿️
Disabled Parking· no
741m
🅿️
Wickes Car Park· no
758m

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Elmstead Pit SSSI — 5.5 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 yield856.3 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

3 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

10

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 700 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

48

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

20

Sports (1km)

22

Convenience

No pubs within 400m — nearest: The Black Cat (323 m)

Nearest supermarketKorona · 23 m
10 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

1

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 Centre12 m
Brazilian Grocery & Butcher52 m
Fresh Foods Supermarket53 m
One Pot Organic74 m

Nearby cafes

Costa33 m
Yves128 m
Eros Bistro Bar198 m
Serve Smiths258 m

Nearby restaurants

Kaspa's13 m
Le Tacos Parisen46 m
Nando's47 m
Eastern Queen53 m

Nearby pubs

The Black Cat323 m
The Catford House430 m
Catford Bridge Tavern562 m
Catford Cricket Club641 m

Nearby gyms

PureGym88 m
Air Thrill253 m
Forma283 m
Ladywell Arena Sportshall420 m

Nearby pharmacies

Superdrug184 m
Rushey Green Pharmacy226 m
Boots703 m
Sheel1.1 km

Nearby health

Rushey Green Dental Practice25 m
The Broadway Dental Practice334 m
Park View Medical Centre688 m
University Hospital Lewisham700 m
Food hygiene (5-star)52% of 159

Business

Local businesses registered here

Active businesses
29
New (last 12 months)
8
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

A2 LOUNGE (UK) LIMITED
AK BROTHERS TRADING LTD
BESTWEST LTD
BRAZILIAN GROCERY STORE & BUTCHER LIMITED
CAFE TROPICAL LIMITED

+15 more

Investment

Investment grade, yield and market outlook

53

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 score23/100
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

59

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route94m
Crossrail 2 route10,235m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,192 nationally

1,688

Est. population

29,243/km²

60%

Employed

40%

Degree educated

£41,700

Median income

6.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

27%
22%
25%
17%
Under 1827%
18–3422%
35–4926%
50–6417%
65+8%

Tenure

17%
28%
43%
Own outright11%
Own (mortgage)17%
Private rent28%
Social rent43%
Shared ownership1%
Rent free0%

Ethnicity

20%
17%
38%
White British20%
White Other17%
Asian8%
Black38%
Mixed11%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine25%
No car household63%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent43%
Private rent28%

vs. London

Income vs London-0.7%

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)
78
Largest scheme
414 homes · Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ
Pipeline pressure
NONE

Named schemes (500m)

FURNITURE LAND, 6-12, FURNITURE LAND, 6-12, SANGLEY ROAD, SE6 2JH76 homes
completed
EROS HOUSE, EROS HOUSE, BROWNHILL ROAD, SE663 homes
completed
2-36, 2-36, Plassy Road, SE6 2DE60 homes
completed
9-19, 9-19, Rushey Green, London, SE6 4AZ45 homes
completed
99-105, 99-105, RUSHEY GREEN, SE634 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 4AF

Full postcodeSE6 4AF
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.447490
Longitude-0.017808
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