Evelyn · Lewisham · Lewisham North constituency · 51.49207, -0.03581

SE8 3FA— Evelyn, Lewisham

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

The practical family move

 

Schools 100%Safety 79/100Transport 50/100Yield 4.22%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
79
Schools
90
Transport
50
Environment
58
Investment
53

The bottom line

SE8 3FA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £405,000 median — a strong choice for Families.

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Location

SE8 3FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-22.1% vs London avg
vs London income+5.2% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for SE8 3FA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE8 3FA 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

Bacon's College

Good · Inspected Jun 2022 · 15 min walk

P8: +0.48A8: 51.9

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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.5 incidents per 1,000 residents

Better than 73% of London
↑ Rising 140.0%

from a low base — still below London average

-51% vs borough

Crime by type

Other29%
Violence & sexual offences27%
Theft15%
Anti-social behaviour13%
Burglary8%
Drug offences4%
Robbery2%
Vehicle crime2%

Stop & search

0.8

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 · 813m

Crime is 42% below 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.

£405,000

Median sale price

22% below London median

£405,000 is 22% below the London median (£520,000)

+1.3%

This year

Flat

Dominant type

Price history

5-year change
-35.0%
Sales (24 months)6
New build0.0%
Avg flat£405,000
Price per m²£5,737/m²
Price per ft²£533/ft²
Avg floor area70.6 m²

EPC breakdown

B
71%

Based on 71 properties · Confidence: high

Street mix

Flat 96%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

Stamp duty

Standard buyer£7,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,900

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

9.2×

Price-to-income

£2,026/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£176,500
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,892
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2026 · CAGR

+-1.6%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.1%

per year

Acceleration

-37.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£455k£600k+31.9%32
Rate-rise correction2022–2023£560k£495k-11.6%2.5
Current market2024–2026£400k£400k+0%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
0.8%
District
-1%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
13.8 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
10 min walk
Surrey QuaysNational Rail
10 min walk
Canada Water Underground StationJubilee
14 min walk
Canada Water Rail StationWindrush
15 min walk
Mudchute DLR StationDLR
18 min walk
No bus stops within 400m

44

Walkability score

213

Footpaths (500m)

0

Santander docks (800m)

1.0 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

28

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)33
Nearest car park34m
Santander docks (800m)0
Nearest cycle dock1.0 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 waterNONE
No assessed surface water flood risk
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: 3.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 km

Energy

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

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

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 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

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Moby Dick (458 m)

Nearest supermarketChina Ark Market · 374 m
1 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)

1.3km

Post office

Nearby shops

Spar31 m
Plough Way Deli116 m
Tesco Express142 m
Co-op Food264 m

Nearby cafes

Wolfy's278 m
Grove Cafe311 m
Mama Pho490 m
La Casa del Caffe603 m

Nearby restaurants

The Pear Tree244 m
McDonald's538 m
Bellucci551 m
Shimla Pinks560 m

Nearby pubs

The Moby Dick458 m
The Victoria474 m
Ship & Whale545 m
The Wolf's Tavern723 m

Nearby gyms

Nuforma Pilates44 m
Fitness Space Surrey Quays67 m
MoreYoga228 m
The London Fit Club270 m

Nearby pharmacies

Pepys Pharmacy283 m
Lockyer Pharmacy988 m

Nearby health

Lind Clinic319 m
Surrey Docks Dental Practice983 m
Food hygiene (5-star)52% of 50

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

BETTER WAY EDU LIMITED
CINNAMON WHARF ART STUDIO LTD
COMMON THREAD COFFEE LTD
INVITED UNKNOWN PRODUCTIONS LTD
JOIN THE Q LIMITED

+7 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
4.2% (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

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,848m
Crossrail 2 route6,484m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,812 nationally

1,279

Est. population

30,000/km²

77%

Employed

69%

Degree educated

£44,200

Median income

2.3%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

13%
53%
22%
Under 1813%
18–3453%
35–4922%
50–648%
65+4%

Tenure

21%
48%
18%
Own outright7%
Own (mortgage)21%
Private rent48%
Social rent18%
Shared ownership6%

Ethnicity

25%
29%
20%
13%
White British25%
White Other29%
Asian20%
Black13%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine12%
No car household69%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent48%
Social rent18%

vs. London

Income vs London+5.2%
Price vs London-22.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
20
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
50%
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)
9
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

MARINE WHARF WEST, MARINE WHARF WEST, PLOUGH WAY, SE16 7UE532 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
FORMER EAST COUNTRY YARD SITE, FORMER EAST COUNTRY YARD SITE, PLOUGH WAY, SE16222 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

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 (£405,000)

£7,750

Standard buyer

£0

First-time buyer

Save £7,750

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 3FA

Full postcodeSE8 3FA
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.492073
Longitude-0.035812
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