Brockley · Lewisham · Lewisham North constituency · 51.47231, -0.02632

SE8 4EF— Brockley, Lewisham

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

The practical family move

 

Top 8% LondonSchools 100%Safety 76/100Transport 65/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
74
Safety
76
Schools
90
Transport
65
Environment
60
Investment
55

The bottom line

SE8 4EF 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 4EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for SE8 4EF

🛡️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 4EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oak Gardens Primary School

Good · Inspected Jan 2023 · 2 min walk

KS2: 104.9

—

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.1 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+29% vs borough

Crime by type

Anti-social behaviour30%
Other22%
Violence & sexual offences22%
Vehicle crime10%
Burglary7%
Drug offences3%
Theft3%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 891m

Crime is +51% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,773/m²
Price per ft²£722/ft²
Avg floor area103.4 m²

EPC breakdown

C
5%
D
7%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Terraced 71%Detached 29%

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£258,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.6%

Total change

+741%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-20.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 14 sales

Property Type Mix

Total: 14 sales

Detached28.6%
Terraced71.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£85k£85k+0%1
Post-dot-com plateau2002–2002£231k£231k+0%2
Pre-crash peak2005–2006£237k£417k+75.9%1
GFC & correction2008–2008£315k£315k+0%1
Help-to-Buy recovery2014–2016£450k£775k+72.2%1
Brexit uncertainty2019–2019£950k£950k+0%2
Rate-rise correction2022–2022£780k£780k+0%1
Current market2024–2025£830k£715k-13.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
4.1 min walk
St Johns (London)

Nearby stations

Deptford Bridge DLR StationDLR
4 min walk
St Johns (London)National Rail
5 min walk
New Cross ELL Rail StationWindrush · Southeastern
8 min walk
Elverson Road DLR StationDLR
9 min walk
New Cross Gate Rail StationSouthern · Windrush
13 min walk
No bus stops within 400m

65

Walkability score

398

Footpaths (500m)

0

Santander docks (800m)

1.1 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

12

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park53m
Santander docks (800m)0
Nearest cycle dock1.1 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 AONB15% 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

7 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.1 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

328

Parks (1km)

44

Restaurants (800m)

21

Cafes (800m)

8

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

16

Convenience

Nearest supermarketAsda · 327 m
3 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

9

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

278m

Post office

Nearby shops

J. R. R. News233 m
Cyprus Food Centre263 m
Halal Meat Centre265 m
Tesco Express270 m

Nearby cafes

The Vale Boulangerie267 m
The Broadway Cafe274 m
Zelish's Cafe298 m
Jenny's Cafe308 m

Nearby restaurants

Tasty Kebab263 m
Lucky Star263 m
Pizza Hut Delivery263 m
Morley's263 m

Nearby pubs

Royal Standard158 m
Royal George164 m
Endeavour276 m
M’Arks of Deptford301 m

Nearby gyms

Kindred Yoga228 m
Iyengar Yoga Institute South London334 m
Wavelengths637 m
Laser Quest652 m

Nearby pharmacies

Krisons275 m
New Cross Pharmacy657 m
Rose Pharmacy1.0 km

Nearby health

Deptford Surgery276 m
Waldron Dental Clinic677 m
Merivale Dental817 m
Creek Road Dental Practice1.0 km
Food hygiene (5-star)40% of 204

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

A

High street health

Registered businesses

ALBYN MOTORS LIMITED

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score27/100
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

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

68

Price growth score

B
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route256m
Crossrail 2 route8,567m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,273 nationally

1,774

Est. population

13,685/km²

72%

Employed

64%

Degree educated

£41,600

Median income

5.7%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

19%
31%
30%
14%
Under 1819%
18–3431%
35–4930%
50–6414%
65+6%

Tenure

24%
42%
19%
Own outright11%
Own (mortgage)24%
Private rent42%
Social rent19%
Shared ownership5%
Rent free0%

Ethnicity

44%
16%
20%
White British44%
White Other16%
Asian6%
Black20%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine15%
No car household57%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent42%
Social rent19%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
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)
63
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
CARRINGTON HOUSE, CARRINGTON HOUSE, BROOKMILL ROAD, SE872 homes
completed
WICKHAM BUILDING, LEWISHAM COLLEGE, WICKHAM BUILDING, LEWISHAM COLLEGE, LEWISHAM WAY, SE465 homes
completed
120, 122a & 136, 120, 122a & 136, TANNERS HILL, SE8 4QD58 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, DEPTFORD HIGH STREET, DEPTFORD BROADWAY, REGINALD SQUARE, SE845 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 4EF

Full postcodeSE8 4EF
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.472310
Longitude-0.026322
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