Brockley · Lewisham · Lewisham North constituency · 51.46805, -0.02299

SE8 4DL— Brockley, Lewisham

Location and area intelligence for SE8 4DL, Brockley, Lewisham

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
79
Schools
60
Transport
62
Environment
41
Investment
52

The bottom line

SE8 4DL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE8 4DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+14.0% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SE8 4DL

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

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“The practical family move”

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How SE8 4DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ashmead Primary School

Not yet inspected · 3 min walk

KS2: 106.3

—

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 18 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.0 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+4% vs borough

Crime by type

Violence & sexual offences25%
Other23%
Anti-social behaviour22%
Vehicle crime12%
Drug offences11%
Theft2%
Robbery2%
Burglary2%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 910m

Crime is +22% 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£5,166/m²
Price per ft²£480/ft²
Avg floor area51.3 m²

EPC breakdown

C
38%
D
7%

Based on 45 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£128,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

2002–2026 · CAGR

+3%

Total change

+104%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.6%

per year

Acceleration

-2.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£130k£130k+0%1
Pre-crash peak2005–2006£116k£147k+27.1%1.5
GFC & correction2011–2012£133k£151k+13.5%1
Help-to-Buy recovery2013–2015£187k£392k+110.2%1
Brexit uncertainty2017–2018£257k£260k+1.4%1.5
Pandemic surge2021–2021£323k£323k+0%2
Rate-rise correction2023–2023£296k£296k+0%2
Current market2026–2026£265k£265k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
5.4%
District
5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
8.2 min walk
St Johns (London)

Nearby stations

St Johns (London)National Rail
2 min walk
Elverson Road DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
9 min walk
Lewisham DLR StationDLR
10 min walk
Brockley Rail StationSouthern · Windrush
13 min walk
No bus stops within 400m

42

Walkability score

245

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf37 min ↓
City37 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

14

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park117m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above 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: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

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

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

14 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.6 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

283

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 713 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

561m

Post office

Nearby shops

Londis76 m
Katpakan279 m
Jeevanah's Super Store305 m
R&A Food & Wine433 m

Nearby cafes

Middleton70 m
Crave331 m
The Vale Boulangerie480 m
Vanilla's Coffee575 m

Nearby restaurants

Metro's Dark Kitchen305 m
Everest Curry King327 m
Chicha332 m
Meze Mangal Turkish restaurant353 m

Nearby pubs

The Talbot100 m
The Brookmill Pub316 m
Llama's Head Pub318 m
The Rising Sun428 m

Nearby gyms

The Gym455 m
Anytime Fitness563 m
Silkworks Gym573 m
Kindred Yoga632 m

Nearby pharmacies

Krisons786 m
Geepharm Chemist803 m

Nearby health

Portland Smile Clinic622 m
Banning Dental Group698 m
Banning724 m
SmileUp Dental742 m
Food hygiene (5-star)36% of 83

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

RUDDY’S REMOVALS WASTE MANAGEMENT LIMITED

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

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

57.3

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route48m
Crossrail 2 route8,937m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,195 nationally

1,556

Est. population

10,766/km²

74%

Employed

67%

Degree educated

£47,900

Median income

8.2%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

17%
37%
26%
15%
Under 1817%
18–3437%
35–4926%
50–6415%
65+5%

Tenure

27%
36%
24%
Own outright12%
Own (mortgage)27%
Private rent36%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

47%
17%
17%
White British47%
White Other17%
Asian5%
Black17%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine13%
No car household52%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent24%

vs. London

Income vs London+14.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
26
Borough approval rate
61%
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)
15
Largest scheme
415 homes · THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH
Pipeline pressure
NONE

Named schemes (500m)

WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, BROOKMILL ROAD, SE8261 homes
completed
BLOCK B - WATER WORKS & DLR COMPOUND, BLOCK B - WATER WORKS & DLR COMPOUND, BROOKMILL ROAD, SE899 homes
completed
BLOCK E WATERWORKS & DLR COMPOUND SITE, BLOCK E WATERWORKS & DLR COMPOUND SITE, BROOKMILL ROAD, SE889 homes
completed
BLOCK D, WATERWORKS & DLR COMPOUND SITE, BLOCK D, WATERWORKS & DLR COMPOUND SITE, BROOKMILL ROAD, SE857 homes
completed
BLOCK C, WATERWORKS & DLR COMPOUND SITE, BLOCK C, WATERWORKS & DLR COMPOUND SITE, BROOKMILL ROAD, SE855 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Sian EilesLabour
Ayesha Lahai-TaylorLabour
Stephen PenfoldLabour

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Key facts for SE8 4DL

Full postcodeSE8 4DL
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.468054
Longitude-0.022992
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