Rushey Green · Lewisham · Lewisham East constituency · 51.44876, -0.02224

SE6 4TR— Rushey Green, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 64/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
58
Schools
60
Transport
64
Environment
61
Investment
55

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE6 4TR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE6 4TR

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

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“High-connectivity investment target”

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How SE6 4TR 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 · 1 min walk

KS2: 103.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 15 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 · 22 min walk

5 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

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 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£8,555/m²
Price per ft²£795/ft²
Avg floor area59.4 m²

EPC breakdown

C
9%
D
26%
E
7%
F
2%

Based on 44 properties · Confidence: high

Street mix

Semi 2%Terraced 91%Flat 7%

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£148,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+746%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-11.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached1.8%
Terraced93%
Flat/maisonette5.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£108k+72%3.3
Post-dot-com plateau2001–2004£170k£212k+24.8%1.8
Pre-crash peak2005–2007£200k£233k+16.5%3.7
GFC & correction2010–2010£195k£195k+0%1
Help-to-Buy recovery2013–2016£230k£403k+75.2%2.3
Brexit uncertainty2018–2018£453k£453k+0%3
Pandemic surge2021–2021£620k£620k+0%2
Rate-rise correction2022–2022£480k£480k+0%1
Current market2024–2025£533k£529k-0.8%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
7.7%
District
7.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing10
Trend Position75

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
22.6 min walk
Catford Bridge

Nearby stations

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

53

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

2.7 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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park221m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
355m
🅿️
Wickes Car Park· no
705m
🅿️
Disabled Parking· no
711m

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 waterMEDIUM
Medium
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: 6.7 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 52%
More green space than 87% of London

Nearest SSSI: Elmstead Pit SSSI — 5.9 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

5 min walk

2

GPs within 1km

4

Dentists within 1km

8

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 634 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

243

Parks (1km)

46

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

13

Convenience

Nearest supermarketKorona · 333 m
10 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

923m

Post office

Nearby shops

Lee's Foodstore77 m
Brook Food & Wine145 m
Sam Supermarket258 m
One Pot Organic296 m

Nearby cafes

Serve Smiths357 m
Yves360 m
Stage Door Cafe365 m
Nes's Cafe367 m

Nearby restaurants

Tai Won Mein293 m
Nando's295 m
Planet 68303 m
Kaspa's333 m

Nearby pubs

The Black Cat341 m
The Catford House399 m
Catford Bridge Tavern486 m
Catford Cricket Club807 m

Nearby gyms

Ladywell Arena Sportshall164 m
PureGym295 m
Forma366 m
Air Thrill496 m

Nearby pharmacies

Rushey Green Pharmacy296 m
Superdrug337 m
Boots671 m

Nearby health

Rushey Green Dental Practice345 m
The Broadway Dental Practice372 m
University Hospital Lewisham634 m
Hilly Fields Group Practice944 m
Food hygiene (5-star)54% of 157

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IVANCHEV LTD
WOODHAM ENTERPRISES LIMITED

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

63

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route235m
Crossrail 2 route9,897m

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)
4
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
85
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
CATFORD GREYHOUND STADIUM, CATFORD GREYHOUND STADIUM, ADENMORE ROAD, SE6 4RH179 homes
completed
99-105, 99-105, RUSHEY GREEN, SE634 homes
completed
SITE OF RISING SUN P.H. 88, SITE OF RISING SUN P.H. 88, RUSHEY GREEN, SE6 4HW29 homes
completed
15-17, 15-17, Scrooby Street, SE6 4JB14 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 4TR

Full postcodeSE6 4TR
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.448761
Longitude-0.022243
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