Brockley · Lewisham · Lewisham North constituency · 51.47342, -0.02476

SE8 4DN— Brockley, Lewisham

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 74/100Transport 67/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
73
Safety
74
Schools
90
Transport
67
Environment
59
Investment
54

The bottom line

SE8 4DN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE8 4DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for SE8 4DN

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How SE8 4DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Stephen's CofE Primary School

Good · Inspected Jun 2022 · 4 min walk

KS2: 112.8

—

Secondary

Addey and Stanhope School

Not yet inspected · 4 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+42% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour15%
Drug offences9%
Theft7%
Burglary6%
Robbery5%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Greenwich Fire Station · 767m

Crime is +66% 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£5,488/m²
Price per ft²£510/ft²
Avg floor area82 m²

EPC breakdown

C
1%
D
1%

Based on 2 properties · Confidence: very_low

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£205,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band BAnnual charge £1,472
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £450k–£500k · P75: £450k–£500k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2024£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Deptford Bridge DLR StationDLR line
2.2 min walk
St Johns (London)

Nearby stations

Deptford Bridge DLR StationDLR
2 min walk
St Johns (London)National Rail
6 min walk
New Cross ELL Rail StationWindrush · Southeastern
8 min walk
Elverson Road DLR StationDLR
9 min walk
Greenwich DLR StationDLR
12 min walk
No bus stops within 400m

67

Walkability score

422

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge ★22 min
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf24 min ↓
City33 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 park76m
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: 4.7 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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

7 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.2 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

241

Parks (1km)

51

Restaurants (800m)

24

Cafes (800m)

9

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

20

Convenience

Nearest supermarketAsda · 227 m
3 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

202m

Post office

Nearby shops

Deptford Food & Wine121 m
Akwaba Market152 m
J. R. R. News167 m
Cake World187 m

Nearby cafes

The Broadway Cafe147 m
The Coffee Room180 m
Jenny's Cafe217 m
Zelish's Cafe225 m

Nearby restaurants

JinJiang114 m
Foodie Fella118 m
Monika168 m
Pho Me170 m

Nearby pubs

Endeavour124 m
Royal Standard173 m
M’Arks of Deptford191 m
JAZU205 m

Nearby gyms

Kindred Yoga67 m
Iyengar Yoga Institute South London299 m
Laser Quest489 m
Wavelengths493 m

Nearby pharmacies

Krisons192 m
New Cross Pharmacy642 m
Geepharm Chemist685 m
Rose Pharmacy870 m

Nearby health

Deptford Surgery197 m
Waldron Dental Clinic651 m
Merivale Dental659 m
SmileUp Dental664 m
Food hygiene (5-star)42% of 213

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

54

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

68.7

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route416m
Crossrail 2 route8,608m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,677 nationally

2,333

Est. population

28,729/km²

59%

Employed

44%

Degree educated

£41,600

Median income

7.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

29

Community stability

Age profile

20%
36%
21%
14%
Under 1820%
18–3436%
35–4921%
50–6414%
65+9%

Tenure

36%
44%
Own outright4%
Own (mortgage)12%
Private rent36%
Social rent44%
Shared ownership4%
Rent free0%

Ethnicity

29%
14%
36%
White British29%
White Other14%
Asian9%
Black36%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household69%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent44%
Private rent36%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
41
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
61
Largest scheme
310 homes · SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT
Pipeline pressure
NONE

Named schemes (500m)

SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT310 homes
completed
6-42, 6-42, Blackheath Road, Greenwich, SE10138 homes
completed
Phase 2, 6 - 42, Phase 2, 6 - 42, Blackheath Road, Greenwich, SE10103 homes
completed
CARRINGTON HOUSE, CARRINGTON HOUSE, BROOKMILL ROAD, SE872 homes
completed
1 Creekside, London, SE8 4SA56 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 4DN

Full postcodeSE8 4DN
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.473416
Longitude-0.024762
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