Lewisham Central · Lewisham · Lewisham North constituency · 51.46837, -0.01682

SE8 4LA— Lewisham Central, Lewisham

Location and area intelligence for SE8 4LA, Lewisham Central, Lewisham

The practical family move

 

Bottom 25% LondonSchools 83%Safety 80/100Transport 66/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
80
Schools
90
Transport
66
Environment
40
Investment
51

The bottom line

SE8 4LA 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: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE8 4LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+7.0% vs London avg

Deep-dive guides for SE8 4LA

🛡️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 4LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 3 min walk

KS2: 103.7

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 15 min walk

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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.4 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences32%
Other22%
Anti-social behaviour14%
Vehicle crime14%
Drug offences7%
Theft4%
Burglary4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Greenwich Fire Station · 645m

Crime is +7% 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£7,455/m²
Price per ft²£693/ft²
Avg floor area38.9 m²

EPC breakdown

B
1%
C
40%
D
44%
E
1%

Based on 86 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£97,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.4%

Total change

+432%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.0%

per year

Acceleration

+18.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 84 sales

Property Type Mix

Total: 84 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£55k£87k+59.6%4.7
Post-dot-com plateau2001–2004£90k£135k+50.3%7.2
Pre-crash peak2005–2007£115k£159k+37.9%4
GFC & correction2008–2012£150k£147k-2.3%1.8
Help-to-Buy recovery2014–2016£210k£317k+50.7%3
Brexit uncertainty2018–2018£304k£304k+0%2
Pandemic surge2020–2021£270k£260k-3.5%2.5
Rate-rise correction2022–2023£257k£250k-2.7%2.5
Current market2025–2025£290k£290k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
6.2%
District
7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Elverson Road DLR StationDLR line
0.4 min walk
Lewisham

Nearby stations

Elverson Road DLR StationDLR
1 min walk
LewishamNational Rail
4 min walk
Lewisham DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
9 min walk
Greenwich DLR StationDLR
14 min walk
No bus stops within 400m

52

Walkability score

241

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria43 min ↑
Waterloo29 min ↓
Canary Wharf26 min ↓
City31 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

17

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park273m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed494 Mbps
Median download448 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

17 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

207

Parks (1km)

25

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketAsda · 364 m
1 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

492m

Post office

Nearby shops

Jeevanah's Super Store130 m
Katpakan322 m
Londis437 m
Bathu Super Store448 m

Nearby cafes

Puccino's362 m
Quaggy Café383 m
Middleton448 m
Hot Pot Cafe462 m

Nearby restaurants

Metro's Dark Kitchen129 m
Grab-a-bite250 m
Everest Curry King315 m
Chicha318 m

Nearby pubs

Llama's Head Pub315 m
The Rising Sun329 m
The Bar Beach Grill357 m
The Brookmill Pub444 m

Nearby gyms

Silkworks Gym158 m
The Gym245 m
Anytime Fitness408 m
CRANK Lewisham437 m

Nearby pharmacies

Geepharm Chemist555 m
Lewis Grove864 m
Superdrug894 m
Duncan's Pharmacy1.1 km

Nearby health

Banning446 m
Banning Dental Group461 m
Portland Smile Clinic465 m
SmileUp Dental490 m
Food hygiene (5-star)56% of 90

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

CHIMATA LIMITED LIMITED
M.LUCANU CONSTRUCTIONS LTD
MANCAVEMUSIC LTD
STAR PLUS ACADEMY LTD
STARPOINT COMMUNICATION LTD

+3 more

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

High

Demand

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

64.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route189m
Crossrail 2 route9,331m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,069 nationally

1,728

Est. population

14,522/km²

57%

Employed

50%

Degree educated

7.4%

Claimant rate

Inner cityHigh densityMixed

29

Community stability

Age profile

26%
35%
22%
Under 1826%
18–3435%
35–4923%
50–6412%
65+5%

Tenure

16%
36%
27%
13%
Own outright9%
Own (mortgage)16%
Private rent36%
Social rent27%
Shared ownership13%
Rent free0%

Ethnicity

28%
19%
18%
22%
White British28%
White Other19%
Asian18%
Black22%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine13%
No car household66%
Unemployed8%
No qualifications13%

Housing tenure (Census 2021)

Private rent36%
Social rent27%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
18
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
997
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13794 homes
completed
THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH415 homes
completed
FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 homes
completed
72-78, 72-78, Conington Road, SE13330 homes
completed
Heathside and Lethbridge Estates phase 2 (block G), Heathside and Lethbridge Estates phase 2 (block G), Blackheath Hill, Lewisham Road, Morden Lane, SE13190 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
31.2%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Edison HuynhLabour
Aliya SheikhLabour

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Key facts for SE8 4LA

Full postcodeSE8 4LA
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.468372
Longitude-0.016816
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