Evelyn · Lewisham · Lewisham North constituency · 51.48984, -0.03597

SE8 3QZ— Evelyn, Lewisham

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

 

Schools 100%Safety 73/100Transport 40/100Yield 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
40
Environment
61
Investment
52

The bottom line

SE8 3QZ 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 3QZ

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 3QZ

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

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How SE8 3QZ 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 · 16 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 · 8 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Deptford · 572m

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area82.3 m²

EPC breakdown

B
17%
C
38%
D
5%

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

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£205,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2017 · CAGR

+11.9%

Total change

+652%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.4%

per year

Acceleration

+79.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£54k£54k+0%1
Post-dot-com plateau2004–2004£126k£126k+0%2
Pre-crash peak2005–2007£110k£203k+84.5%1.7
Help-to-Buy recovery2015–2016£300k£250k-16.7%1
Brexit uncertainty2017–2017£406k£406k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+11.9% alpha

Flat/maisonette+11.9% α
Local
17.4%
District
5.5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

47

Walkability score

237

Footpaths (500m)

0

Santander docks (800m)

1.0 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

28

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)33
Nearest car park38m
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 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: 3.2 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above 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

1 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe London Independent Hospital · 3.5 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

75

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketChina Ark Market · 262 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Co-op Food246 m
Plough Way Deli272 m
Spar279 m
ASDA Express285 m

Nearby cafes

Grove Cafe90 m
Wolfy's209 m
Mama Pho346 m
La Casa del Caffe639 m

Nearby restaurants

The Pear Tree215 m
McDonald's456 m
KFC479 m
South Kebab & Meze Bar519 m

Nearby pubs

The Victoria240 m
The Wolf's Tavern481 m
The Moby Dick674 m
Ship & Whale792 m

Nearby gyms

MoreYoga185 m
Nuforma Pilates270 m
The London Fit Club283 m
Fitness Space Surrey Quays303 m

Nearby pharmacies

Pepys Pharmacy72 m
Lockyer Pharmacy758 m

Nearby health

Lind Clinic131 m
Food hygiene (5-star)51% of 67

Business

Local businesses registered here

Active businesses
1
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

Registered businesses

TOJINTHOMAS LTD

Investment

Investment grade, yield and market outlook

52

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 score14/100
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

38.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,628m
Crossrail 2 route6,678m

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)
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)
1
Local approval rate
100%
Borough approval rate
61%
Historic landfill (400m)
2
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)
209
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT679 homes
completed
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
MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, PLOUGH WAY, SE16225 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 3QZ

Full postcodeSE8 3QZ
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.489836
Longitude-0.035965
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