Rushey Green · Lewisham · Lewisham East constituency · 51.44912, -0.01929

SE6 4TT— Rushey Green, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 48/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
73
Schools
60
Transport
48
Environment
63
Investment
48

The bottom line

SE6 4TT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE6 4TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for SE6 4TT

🛡️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 4TT 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 · 16 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 215.4%

-1% vs borough

Crime by type

Violence & sexual offences33%
Other28%
Anti-social behaviour15%
Vehicle crime7%
Drug offences7%
Theft5%
Robbery3%
Burglary2%

Stop & search

5.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lewisham Fire Station · 980m

Crime is +16% above London average

Property

2 Jul

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£4,835/m²
Price per ft²£449/ft²
Avg floor area77 m²

EPC breakdown

C
15%
D
32%
E
6%
G
1%

Based on 54 properties · Confidence: high

Street mix

Terraced 52%Flat 45%Other 4%

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£192,500
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 CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7.5%

Total change

+604%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.5%

per year

Acceleration

-113.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 48 sales

Property Type Mix

Total: 48 sales

Terraced60.4%
Flat/maisonette39.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£52k£75k+44.2%2.7
Post-dot-com plateau2001–2004£94k£143k+51.6%2.5
Pre-crash peak2006–2007£155k£280k+80.6%2.5
GFC & correction2008–2012£292k£271k-7.2%1.5
Help-to-Buy recovery2013–2015£240k£398k+65.6%2
Brexit uncertainty2017–2019£611k£189k-69.1%1
Pandemic surge2020–2021£575k£358k-37.8%1.5
Rate-rise correction2022–2023£355k£615k+73.2%2.5
Current market2024–2024£366k£366k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Flat/maisonette

+0.6% alpha

Terraced+1.1% α
Local
8.6%
District
7.5%
Flat/maisonette+0.6% α
Local
7.7%
District
7.1%

CAGR over 25yr 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 3

Moderate

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

Nearby stations

Catford BridgeNational Rail
8 min walk
Lewisham DLR StationDLR
22 min walk
Honor Oak Park Rail StationSouthern · Windrush
23 min walk
Brockley Rail StationSouthern · Windrush
27 min walk
Elverson Road DLR StationDLR
28 min walk
No bus stops within 400m

62

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

2.7 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

13

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)6
Nearest car park97m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Thomas Lane Car Park· yes
441m
🅿️
Disabled Parking· no
584m
🅿️
Patient & Visitor Parking· yes
726m

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 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: 6.8 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 55%
More green space than 91% 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

NOVUM HEALTH PARTNERSHIP

THE PRIMARY CARE CENTRE, HAWSTEAD ROAD, LEWISHAM, SE6 4JH

1 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

9

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 527 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

48

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

19

Sports (1km)

20

Convenience

No pubs within 400m — nearest: The Black Cat (407 m)

Nearest supermarketKorona · 217 m
10 tennis courts3 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)

865m

Post office

Nearby shops

Lee's Foodstore133 m
Metro's Local140 m
Fresh Foods Supermarket156 m
European Market162 m

Nearby cafes

Serve Smiths152 m
Nes's Cafe169 m
Costa225 m
Star Cafe284 m

Nearby restaurants

Planet 68153 m
Nando's165 m
A2 Lounge170 m
Chick Chicken172 m

Nearby pubs

The Black Cat407 m
The Catford House500 m
Catford Bridge Tavern616 m
The Jolly Farmer705 m

Nearby gyms

Forma166 m
Ladywell Arena Sportshall223 m
PureGym225 m
Air Thrill445 m

Nearby pharmacies

Rushey Green Pharmacy90 m
Superdrug321 m
Boots545 m
Sheel977 m

Nearby health

Rushey Green Dental Practice200 m
The Broadway Dental Practice432 m
University Hospital Lewisham527 m
Hilly Fields Group Practice969 m
Food hygiene (5-star)54% of 159

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

J MARLOW DECORATIVE ARTIST LTD
NETBQ LTD
TGHANDYMANSERVICES LIMITED
TTM ESTATES LTD

Investment

Investment grade, yield and market outlook

48

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

65.6

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route41m
Crossrail 2 route10,059m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,297 nationally

1,631

Est. population

22,352/km²

67%

Employed

48%

Degree educated

£41,700

Median income

6.1%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

21%
25%
27%
18%
Under 1821%
18–3425%
35–4927%
50–6418%
65+9%

Tenure

20%
30%
35%
15%
Own outright20%
Own (mortgage)30%
Private rent35%
Social rent15%
Shared ownership0%

Ethnicity

31%
27%
23%
White British31%
White Other27%
Asian7%
Black23%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine19%
No car household47%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent15%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
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)

EROS HOUSE, EROS HOUSE, BROWNHILL ROAD, SE663 homes
completed
9-19, 9-19, Rushey Green, London, SE6 4AZ45 homes
completed
99-105, 99-105, RUSHEY GREEN, SE634 homes
completed
THE GEORGE P.H. 1, THE GEORGE P.H. 1, RUSHEY GREEN, SE6 4AS33 homes
completed
SITE OF RISING SUN P.H. 88, SITE OF RISING SUN P.H. 88, RUSHEY GREEN, SE6 4HW29 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 4TT

Full postcodeSE6 4TT
Postcode districtSE6
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.449125
Longitude-0.019291
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