Brockley · Lewisham · Lewisham North constituency · 51.46964, -0.02291

SE8 4EW— Brockley, Lewisham

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

The practical family move

 

Top 13% LondonSchools 100%Safety 76/100Transport 68/100Yield 4.16%⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
76
Schools
90
Transport
68
Environment
42
Investment
64

The bottom line

SE8 4EW 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 catches: very high noise (65 dB) — check proximity to rail lines and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE8 4EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE8 4EW

🛡️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 4EW 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 · 2 min walk

KS2: 112.8

—

Secondary

Addey and Stanhope School

Not yet inspected · 8 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 · 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 790m

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area83.6 m²

EPC breakdown

D
6%
E
1%

Based on 7 properties · Confidence: low

Street mix

Terraced 40%Flat 60%

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£209,000
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)
Roof(another dwelling above)
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

2007–2021 · CAGR

+5.5%

Total change

+112%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

-41.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Terraced40%
Flat/maisonette60%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£328k£328k+0%1
GFC & correction2011–2011£340k£340k+0%1
Help-to-Buy recovery2015–2015£530k£530k+0%1
Brexit uncertainty2019–2019£728k£728k+0%1
Pandemic surge2021–2021£695k£695k+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

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Deptford Bridge DLR StationDLR line
6.1 min walk
St Johns (London)

Nearby stations

St Johns (London)National Rail
0 min walk
Elverson Road DLR StationDLR
5 min walk
Deptford Bridge DLR StationDLR
6 min walk
Lewisham DLR StationDLR
11 min walk
New Cross ELL Rail StationWindrush · Southeastern
12 min walk
No bus stops within 400m

49

Walkability score

292

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

15

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park62m
Santander docks (800m)0
Nearest cycle dock1.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed450 Mbps
Median download429 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
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.0 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

12 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.8 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

261

Parks (1km)

26

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 537 m
3 swimming pools2 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)

630m

Post office

Nearby shops

Londis253 m
J. R. R. News309 m
Jeevanah's Super Store319 m
R&A Food & Wine378 m

Nearby cafes

Middleton247 m
Crave303 m
The Vale Boulangerie415 m
Costa525 m

Nearby restaurants

Meze Mangal Turkish restaurant318 m
Metro's Dark Kitchen322 m
Alla Salute397 m
Pizza Verde420 m

Nearby pubs

The Brookmill Pub148 m
The Talbot270 m
Llama's Head Pub453 m
Royal George474 m

Nearby gyms

Kindred Yoga457 m
The Gym555 m
Silkworks Gym604 m
Anytime Fitness690 m

Nearby pharmacies

Krisons622 m
Geepharm Chemist683 m

Nearby health

Deptford Surgery626 m
SmileUp Dental628 m
Plumbridge Medical Centre740 m
Portland Smile Clinic752 m
Food hygiene (5-star)40% of 129

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

E

High street health

Investment

Investment grade, yield and market outlook

64

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

52.6

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route110m
Crossrail 2 route8,884m

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)
33
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
415 homes · THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH
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
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

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 4EW

Full postcodeSE8 4EW
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.469644
Longitude-0.022909
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