Evelyn · Lewisham · Lewisham North constituency · 51.48182, -0.02649

SE8 3HS— Evelyn, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
59
Schools
90
Transport
58
Environment
59
Investment
53

The bottom line

SE8 3HS offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

SE8 3HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for SE8 3HS

🛡️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 SE8 3HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grinling Gibbons Primary School

Good · Inspected Sept 2022 · 3 min walk

KS2: 105.0

—

Secondary

Addey and Stanhope School

Not yet inspected · 10 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 3 min walk

6 primaries · 2 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 533.3%

+111% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Theft13%
Anti-social behaviour12%
Robbery7%
Drug offences7%
Vehicle crime7%
Burglary6%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

11

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Deptford · 615m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE8 district median

£411,250

Based on 144 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,385/m²
Price per ft²£593/ft²
Avg floor area49.9 m²

EPC breakdown

C
14%
D
6%
E
1%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Flat 71%Other 29%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£124,750
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
Walls²K
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

2021–2025 · CAGR

+2.5%

Total change

+10%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

+20.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£295k£295k+0%3
Rate-rise correction2022–2022£282k£282k+0%1
Current market2025–2025£325k£325k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
10.5 min walk
Deptford

Nearby stations

DeptfordNational Rail
4 min walk
New Cross ELL Rail StationWindrush · Southeastern
9 min walk
Deptford Bridge DLR StationDLR
11 min walk
Greenwich DLR StationDLR
12 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
14 min walk
No bus stops within 400m

62

Walkability score

337

Footpaths (500m)

1

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge ★27 min
Victoria50 min ↑
Waterloo43 min ↑
Canary Wharf32 min ↓
City39 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park72m
Santander docks (800m)1
Nearest cycle dock0.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

46%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed285 Mbps
Median download281 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

KINGFISHER MEDICAL CENTRE

3 KINGFISHER SQUARE, STAUNTON STREET, DEPTFORD, SE8 5DA

3 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

131

Parks (1km)

42

Restaurants (800m)

19

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketDeptford Supermarket · 498 m
3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

780m

Post office

Nearby shops

Payless Food Express5 m
Bao Long Vietnamese & Oriental Supermarket58 m
Crown Halal Meat95 m
El Khadijat International294 m

Nearby cafes

Elsewhere Coffee Roastery287 m
The Waiting Room323 m
Mouse Tail Coffee Stories333 m
Lai Cha370 m

Nearby restaurants

Pizza & Kebab House89 m
Viet Alley113 m
Lebanese Restaurant114 m
Island Buka243 m

Nearby pubs

The Watergate19 m
The Dog & Bell173 m
Badger Badger305 m
Bluethroat Bar336 m

Nearby gyms

Shades Sports Bar142 m
Après London374 m
Commando Temple379 m
The Ahoy Centre398 m

Nearby pharmacies

Lockyer Pharmacy408 m
Rose Pharmacy409 m
New Cross Pharmacy647 m
Krisons783 m

Nearby health

Creek Road Dental Practice396 m
The Carnaby Laser Clinic535 m
Waldron Dental Clinic602 m
Deptford Surgery782 m
Food hygiene (5-star)47% of 204

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

BENCH OUTREACH
DEPTFORD PAYLESS LTD
J49 LTD
MAALO JEWELLERY LIMITED
MILA INNOVATION LTD

+1 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 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

56.8

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,179m
Crossrail 2 route7,786m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,923 nationally

1,422

Est. population

11,258/km²

62%

Employed

49%

Degree educated

£39,600

Median income

8.5%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

19%
34%
20%
16%
Under 1819%
18–3434%
35–4920%
50–6416%
65+10%

Tenure

14%
30%
46%
Own outright9%
Own (mortgage)14%
Private rent30%
Social rent46%
Shared ownership1%
Rent free0%

Ethnicity

33%
31%
White British33%
White Other12%
Asian11%
Black31%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine22%
No car household67%
Unemployed7%
No qualifications16%

Housing tenure (Census 2021)

Social rent46%
Private rent30%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
36
Borough approval rate
61%
Opportunity area
Deptford Creek/Greenwich Riverside
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
76
Largest scheme
652 homes · DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8
Pipeline pressure
NONE

Named schemes (500m)

Paynes & Borthwick Wharf, Paynes & Borthwick Wharf, Borthwick Street, Deptford, SE8257 homes
completed
LAND AT, LAND AT, OCTAVIUS STREET, 125 DEPTFORD HIGH STREET, SE8132 homes
completed
35, 35, Clyde Street, SE8 5LW80 homes
completed
MARDEN COURT, 29, MARDEN COURT, 29, EDWARD STREET, SE840 homes
completed
Giffin Street Regeneration Area, Giffin Street Regeneration Area, Giffin Street, Deptford High Street, Resolution Way, SE8 4RJ38 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

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Key facts for SE8 3HS

Full postcodeSE8 3HS
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.481818
Longitude-0.026488
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