Brockley · Lewisham · Lewisham North constituency · 51.46982, -0.02539

SE8 4DY— Brockley, Lewisham

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

The practical family move

 

Top 13% LondonSchools 100%Safety 76/100Transport 65/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
76
Schools
60
Transport
65
Environment
60
Investment
51

The bottom line

SE8 4DY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Young professionals.

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Location

SE8 4DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+14.0% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for SE8 4DY

🛡️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 4DY 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 · 1 min walk

KS2: 106.3

—

Secondary

Addey and Stanhope School

Not yet inspected · 7 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.2 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+27% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour21%
Vehicle crime9%
Drug offences5%
Burglary5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 925m

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£9,584/m²
Price per ft²£890/ft²
Avg floor area117.5 m²

EPC breakdown

B
1%
C
4%
D
16%
E
5%
F
1%
G
3%

Based on 30 properties · Confidence: high

Street mix

Semi 14%Terraced 86%

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£293,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.5%

Total change

+1040%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.4%

per year

Acceleration

-11.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached15.2%
Terraced84.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£200k+140.9%2.8
Post-dot-com plateau2001–2004£244k£365k+49.9%1.2
Pre-crash peak2005–2007£336k£525k+56.4%1.7
GFC & correction2012–2012£588k£588k+0%1
Help-to-Buy recovery2013–2016£688k£625k-9.2%1
Brexit uncertainty2018–2018£838k£838k+0%2
Pandemic surge2021–2021£998k£998k+0%2
Current market2024–2025£1.03m£946k-8.4%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
8.5%
District
7.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Deptford Bridge DLR StationDLR line
6.4 min walk
St Johns (London)

Nearby stations

St Johns (London)National Rail
2 min walk
Deptford Bridge DLR StationDLR
7 min walk
Elverson Road DLR StationDLR
8 min walk
New Cross ELL Rail StationWindrush · Southeastern
11 min walk
Brockley Rail StationSouthern · Windrush
13 min walk
No bus stops within 400m

51

Walkability score

340

Footpaths (500m)

0

Santander docks (800m)

1.3 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

9

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park177m
Santander docks (800m)0
Nearest cycle dock1.3 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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 46%
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

10 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 1.9 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

325

Parks (1km)

30

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketAsda · 606 m
3 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

315m

Post office

Nearby shops

R&A Food & Wine205 m
Tesco Express228 m
Cyprus Food Centre281 m
Londis323 m

Nearby cafes

Crave138 m
The Vale Boulangerie243 m
Middleton310 m
The Broadway Cafe542 m

Nearby restaurants

Meze Mangal Turkish restaurant148 m
Pizza Verde248 m
Pizza Hut Delivery271 m
Tasty Kebab288 m

Nearby pubs

The Brookmill Pub268 m
The Talbot309 m
Royal George329 m
Royal Standard440 m

Nearby gyms

Kindred Yoga444 m
Iyengar Yoga Institute South London616 m
The Gym700 m
Silkworks Gym774 m

Nearby pharmacies

Krisons556 m
New Cross Pharmacy925 m

Nearby health

Deptford Surgery559 m
SmileUp Dental771 m
Portland Smile Clinic879 m
Waldron Dental Clinic949 m
Food hygiene (5-star)34% of 154

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

HUMAN PERSON FILMS LTD
LUXE MEDIA LTD
NRDA STUDIO LTD
SITE OFFICE LTD
STUDIO RHODES LIMITED

Investment

Investment grade, yield and market outlook

51

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 score22/100
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

59

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route45m
Crossrail 2 route8,715m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,241 nationally

1,539

Est. population

7,914/km²

61%

Employed

52%

Degree educated

£47,900

Median income

7.2%

Claimant rate

Urban coreHigh densityEstablished mixed

46

Community stability

Age profile

21%
26%
20%
20%
14%
Under 1821%
18–3426%
35–4920%
50–6420%
65+14%

Tenure

18%
23%
16%
43%
Own outright18%
Own (mortgage)23%
Private rent16%
Social rent43%
Shared ownership1%
Rent free0%

Ethnicity

47%
27%
White British47%
White Other11%
Asian7%
Black27%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household46%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent43%
Private rent16%

vs. London

Income vs London+14.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
27
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)
25
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)

CARRINGTON HOUSE, CARRINGTON HOUSE, BROOKMILL ROAD, SE872 homes
completed
WICKHAM BUILDING, LEWISHAM COLLEGE, WICKHAM BUILDING, LEWISHAM COLLEGE, LEWISHAM WAY, SE465 homes
completed
27-35, 27-35, Brookmill Road, SE8 4HU20 homes
completed
6-20, 6-20, HARTON STREET, SE813 homes
completed
161, 161, LEWISHAM ROAD, SE1312 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 4DY

Full postcodeSE8 4DY
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.469821
Longitude-0.025393
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