Evelyn · Lewisham · Lewisham North constituency · 51.49073, -0.03174

SE8 3AH— Evelyn, Lewisham

Location and area intelligence for SE8 3AH, Evelyn, Lewisham

Under-the-radar value

 

Schools 100%Safety 74/100Transport 33/100Yield 4.78%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
74
Schools
90
Transport
33
Environment
58
Investment
48

The bottom line

SE8 3AH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £357,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE8 3AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-31.2% vs London avg
vs London income+5.2% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for SE8 3AH

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

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“Under-the-radar value”

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How SE8 3AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Deptford Park Primary School

Not yet inspected · 6 min walk

KS2: 101.0

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 18 min walk

P8: +0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.6 incidents per 1,000 residents

Better than 50% of London
↑ Rising 400.0%

-14% vs borough

Crime by type

Other26%
Violence & sexual offences24%
Anti-social behaviour23%
Drug offences13%
Vehicle crime4%
Robbery4%
Burglary4%
Theft3%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 670m

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£357,500

Median sale price

Bottom 25% — 31% below London median

£357,500 is 31% below the London median (£520,000)

+1.4%

This year

Flat

Dominant type

Price history

Sales (24 months)6
New build0.0%
Avg flat£357,500
Price per m²£5,219/m²
Price per ft²£485/ft²
Avg floor area68.6 m²

EPC breakdown

B
12%
C
36%
D
11%
E
1%

Based on 60 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£5,375
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.1×

Price-to-income

£1,788/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£171,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2003–2025 · CAGR

+4.5%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+3.38

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 80 sales

Property Type Mix

Total: 80 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£135k£135k+0%1
Pre-crash peak2006–2007£250k£312k+24.8%26.5
GFC & correction2009–2012£259k£290k+12.1%1.8
Help-to-Buy recovery2013–2016£265k£385k+45.3%2.8
Rate-rise correction2022–2023£370k£370k+0%1
Current market2024–2025£358k£358k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
1.9%
District
2.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Heron Quays DLR StationDLR line
18.7 min walk
Deptford

Nearby stations

Surrey Quays Rail StationWindrush
14 min walk
Mudchute DLR StationDLR
15 min walk
Crossharbour DLR StationDLR
16 min walk
DeptfordNational Rail
17 min walk
Canada Water Underground StationJubilee
18 min walk
No bus stops within 400m

41

Walkability score

114

Footpaths (500m)

2

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria44 min ↑
Waterloo38 min ≈
Canary Wharf30 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

18

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)51
Nearest car park54m
Santander docks (800m)2
Nearest cycle dock0.7 km

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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield854.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

3 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 3.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Victoria (367 m)

Nearest supermarketFodal Oriental Supermarket · 516 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

754m

Post office

Nearby shops

Spar343 m
Plough Way Deli427 m
Tesco Express453 m
ASDA Express508 m

Nearby cafes

Grove Cafe273 m
Wolfy's493 m
Fodal516 m
Mama Pho656 m

Nearby restaurants

Yokoso413 m
The Pear Tree481 m
KFC609 m
South Kebab & Meze Bar632 m

Nearby pubs

The Victoria367 m
The Space Bar552 m
The Wolf's Tavern587 m
Ship & Whale703 m

Nearby gyms

Fitness Space Surrey Quays311 m
Nuforma Pilates365 m
Odyssey Gym420 m
MoreYoga452 m

Nearby pharmacies

Pepys Pharmacy261 m
Docklands Pharmacy738 m
Lockyer Pharmacy795 m
Barkantine Pharmacy953 m

Nearby health

Lind Clinic229 m
The Dental Suite @ Docklands742 m
Barkantine Practice964 m
Paediatric and Special Care Community Dental Service977 m
Food hygiene (5-star)40% of 53

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
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

AIVEX LTD
BIODYNAMIC WINES LTD
BLUEBRIDGE CONSULTING LTD
CAVENDISH COMMODITIES LTD
INTERNATIONAL FORUM OF WATER SUSTAINABILITY

+5 more

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score16/100
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 / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,863m
Crossrail 2 route6,773m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,306 nationally

2,057

Est. population

26,581/km²

66%

Employed

48%

Degree educated

£44,200

Median income

7.0%

Claimant rate

SuburbanVery high densityMixed

33

Community stability

Age profile

20%
31%
23%
19%
Under 1820%
18–3431%
35–4923%
50–6419%
65+7%

Tenure

27%
49%
Own outright6%
Own (mortgage)12%
Private rent27%
Social rent49%
Shared ownership6%

Ethnicity

28%
17%
28%
White British28%
White Other17%
Asian9%
Black28%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household58%
Unemployed6%
No qualifications16%

Housing tenure (Census 2021)

Social rent49%
Private rent27%

vs. London

Income vs London+5.2%
Price vs London-31.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
21
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
100%
Borough approval rate
61%
Historic landfill (400m)
1
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)
4
Largest scheme
532 homes · MARINE WHARF WEST, MARINE WHARF WEST, PLOUGH WAY, SE16 7UE
Pipeline pressure
NONE

Named schemes (500m)

PEPYS ESTATE REGENERATION LAND B/B, PEPYS ESTATE REGENERATION LAND B/B, LONGSHORE, FORESHORE, BOWDITCH, SE8261 homes
completed
DEPTFORD WHARF, DEPTFORD WHARF, GROVE STREET, SE8254 homes
completed
MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, PLOUGH WAY, SE16225 homes
completed
PART OF MILTON COURT EST. AND PEPYS PARK, 188-232, PART OF MILTON COURT EST. AND PEPYS PARK, 188-232, GROVE STREET, LEEWAY, SE8159 homes
completed
Sites of Marlowe Hse, Bowditch and Millard Hse, Sites of Marlowe Hse, Bowditch and Millard Hse, Leeway, Pepys Estate, SE8108 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.4%
Ward turnout
27%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Will CooperLabour
Rudi SchmidtLabour
Hau-Yu TamLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£357,500)

£5,375

Standard buyer

£0

First-time buyer

Save £5,375

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE8 3AH

Full postcodeSE8 3AH
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.490728
Longitude-0.031735
Parliamentary constituencyLewisham North
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