Rushey Green · Lewisham · Lewisham East constituency · 51.44475, -0.02365

SE6 4QZ— Rushey Green, Lewisham

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

City living at its best

 

Schools 100%Safety 37/100Transport 70/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
37
Schools
60
Transport
70
Environment
68
Investment
53

The bottom line

SE6 4QZ offers exceptional schools (100% Good/Outstanding), fast broadband and good transport links — strong value for Commuters and Young professionals who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE6 4QZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+356.0% vs London avg

Deep-dive guides for SE6 4QZ

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung⚠️ High crime🍕 Buzzing

“City living at its best”

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How SE6 4QZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Holbeach Primary School

Not yet inspected · 4 min walk

KS2: 103.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 21 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

296.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 373.1%

+291% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other38%
Violence & sexual offences18%
Anti-social behaviour14%
Drug offences11%
Robbery8%
Theft6%
Burglary4%
Vehicle crime2%

Stop & search

23.6

per 1,000 residents

→ Stable

trend

Road safety

78

Road safety score

10

Accidents (5yr)

3

KSI (5yr)

8

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.6km

Crime is +356% above London average

Property

12 Jun

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£17,149/m²
Price per ft²£1,593/ft²
Avg floor area36.2 m²

EPC breakdown

C
10%
D
16%
E
3%
F
3%

Based on 32 properties · Confidence: high

Street mix

Terraced 60%Other 40%

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£90,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2006 · CAGR

+14.7%

Total change

+295%

Market Activity

Price Velocity & Acceleration

Current Velocity

+295.4%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£86k£86k+0%2
Pre-crash peak2006–2006£340k£340k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 81% of London
Catford Bridge

Nearby stations

Catford BridgeNational Rail
1 min walk
Honor Oak Park Rail StationSouthern · Windrush
20 min walk
Forest Hill Rail StationSouthern · Windrush
27 min walk
Lewisham DLR StationDLR
29 min walk
Brockley Rail StationSouthern · Windrush
30 min walk
No bus stops within 400m

50

Walkability score

151

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria40 min ↑
Waterloo29 min ↓
Canary Wharf37 min ↓
City32 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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
141m
🅿️
Wickes Car Park· no
260m

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed452 Mbps
Median download429 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 AONB55% green spaceTree canopy: 37%
More green space than 97% of London

Nearest SSSI: Elmstead Pit SSSI — 5.7 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 yield856.3 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

1 min walk

2

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

188

Parks (1km)

42

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

10

Convenience

Nearest supermarketKorona · 486 m
7 tennis courts3 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

832m

Post office

Nearby shops

Sainsbury's Local133 m
Tony's Butchers163 m
Tony's Grocers174 m
SWA Butchers & Grocers192 m

Nearby cafes

Servesmiths48 m
Broadway Cafe120 m
Costa136 m
Dolce157 m

Nearby restaurants

Favorite24 m
Mr Beigel30 m
Mye Green Mango44 m
MGM Chicken Cottage48 m

Nearby pubs

Catford Bridge Tavern58 m
The Catford House79 m
The Black Cat186 m
Catford Cricket Club459 m

Nearby gyms

St Dunstan's College Jubilee Grounds280 m
Air Thrill401 m
PureGym422 m
Ladywell Arena Sportshall621 m

Nearby pharmacies

Superdrug330 m
Rushey Green Pharmacy653 m

Nearby health

The Broadway Dental Practice179 m
Rushey Green Dental Practice532 m
University Hospital Lewisham1.1 km
Food hygiene (5-star)52% of 136

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

BOOTHROYDS SOLICITORS LLP
CATFORD PROPERTY INVESTMENTS LIMITED
CRAFT BARBERS LTD
F L KUEN LIMITED
MB AND D LTD

+5 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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Very High

Demand

Very 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

56.2

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route271m
Crossrail 2 route10,018m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 454 nationally

2,075

Est. population

6,448/km²

56%

Employed

40%

Degree educated

£41,700

Median income

15.7%

Claimant rate

Urban coreMedium densityRenters

26

Community stability

Age profile

25%
26%
24%
17%
Under 1825%
18–3426%
35–4924%
50–6417%
65+8%

Tenure

16%
52%
21%
Own outright9%
Own (mortgage)16%
Private rent52%
Social rent21%
Shared ownership2%

Ethnicity

24%
13%
21%
30%
White British24%
White Other13%
Asian21%
Black30%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household65%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Private rent52%
Social rent21%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
33
Largest scheme
414 homes · Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ
Pipeline pressure
NONE

Named schemes (500m)

Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ414 homes
completed
FURNITURE LAND, 6-12, FURNITURE LAND, 6-12, SANGLEY ROAD, SE6 2JH76 homes
completed
SITE OF, 21-23, SITE OF, 21-23, BROMLEY ROAD, SE624 homes
completed
LEB SUB STATION AND TO REAR AND SIDE OF, 7, LEB SUB STATION AND TO REAR AND SIDE OF, 7, RAVENSBOURNE PARK, SE614 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, PLASSY ROAD, SANGLEY ROAD, RUSHEY GREEN, SE612 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 4QZ

Full postcodeSE6 4QZ
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.444747
Longitude-0.023654
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