Evelyn · Lewisham · Lewisham North constituency · 51.48781, -0.03445

SE8 3QQ— Evelyn, Lewisham

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

 

Schools 100%Safety 73/100Transport 35/100Yield 4.16%

Best for: Families

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

Liveability
59
Safety
73
Schools
90
Transport
35
Environment
61
Investment
53

The bottom line

SE8 3QQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE8 3QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for SE8 3QQ

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

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How SE8 3QQ 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 · 3 min walk

KS2: 101.0

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 13 min walk

P8: +0.08A8: 44.7

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.9 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 383.9%

+4% vs borough

Crime by type

Other23%
Violence & sexual offences21%
Anti-social behaviour21%
Theft13%
Drug offences6%
Vehicle crime6%
Burglary6%
Robbery4%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Deptford · 330m

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area94.6 m²

EPC breakdown

B
7%

Based on 7 properties · Confidence: low

Street mix

Detached 13%Flat 88%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£236,500
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2023 · CAGR

+13.3%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.2%

per year

Acceleration

+39.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £500k–£600k · 8 sales

Property Type Mix

Total: 8 sales

Detached12.5%
Flat/maisonette87.5%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£548k£560k+2.2%3.5
Rate-rise correction2023–2023£797k£797k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+14.3% alpha

Flat/maisonette+14.3% α
Local
2.2%
District
-12.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Deptford Bridge DLR StationDLR line
20.6 min walk
New Cross ELL

Nearby stations

Surrey Quays Rail StationWindrush
14 min walk
New Cross ELL Rail StationWindrush · Southeastern
16 min walk
New Cross ELLNational Rail
16 min walk
Mudchute DLR StationDLR
18 min walk
New Cross Gate Rail StationSouthern · Windrush
18 min walk
No bus stops within 400m

44

Walkability score

174

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf29 min ↓
City40 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

24

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)20
Nearest car park263m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

70%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed380 Mbps
Median download386 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: 3.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 3.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketChina Ark Market · 427 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

833m

Post office

Nearby shops

ASDA Express157 m
Co-op Food470 m
Đất Cảng Supermarket488 m
Supersave Off Licence498 m

Nearby cafes

Grove Cafe173 m
Wolfy's421 m
Mama Pho452 m
Rough & Ready497 m

Nearby restaurants

KFC247 m
South Kebab & Meze Bar280 m
Welcome Inn Fish Bar413 m
The Pear Tree442 m

Nearby pubs

The Victoria10 m
The Wolf's Tavern239 m
The Dog & Bell787 m
The Watergate882 m

Nearby gyms

MoreYoga416 m
The London Fit Club510 m
Nuforma Pilates512 m
Fitness Space Surrey Quays527 m

Nearby pharmacies

Pepys Pharmacy201 m
Lockyer Pharmacy509 m

Nearby health

Lind Clinic176 m
Waldron Dental Clinic1.2 km
Food hygiene (5-star)46% of 65

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

32.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,487m
Crossrail 2 route6,922m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,151 nationally

1,902

Est. population

30,000/km²

63%

Employed

43%

Degree educated

£44,200

Median income

7.6%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

33

Community stability

Age profile

28%
32%
20%
16%
Under 1828%
18–3432%
35–4920%
50–6416%
65+4%

Tenure

24%
65%
Own outright5%
Own (mortgage)4%
Private rent24%
Social rent65%
Shared ownership2%
Rent free0%

Ethnicity

17%
15%
44%
White British17%
White Other15%
Asian10%
Black44%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine25%
No car household62%
Unemployed8%
No qualifications16%

Housing tenure (Census 2021)

Social rent65%
Private rent24%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
219
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
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
OCEAN WHARF & PARKSIDE WORKS SITE, OCEAN WHARF & PARKSIDE WORKS SITE, GRINSTEAD ROAD, SE8221 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

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Key facts for SE8 3QQ

Full postcodeSE8 3QQ
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.487806
Longitude-0.034454
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