Evelyn · Lewisham · Lewisham North constituency · 51.48918, -0.04530

SE8 5AN— Evelyn, Lewisham

Location and area intelligence for SE8 5AN, Evelyn, Lewisham

The family fortress

 

Schools 100%Safety 75/100Transport 51/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
75
Schools
90
Transport
51
Environment
57
Investment
54

The bottom line

SE8 5AN offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE8 5AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for SE8 5AN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE8 5AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Twin Oaks Primary School

Good · Inspected Jan 2022 · 6 min walk

KS2: 102.6

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 19 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

99.4 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+31% vs borough

Crime by type

Other27%
Violence & sexual offences19%
Anti-social behaviour17%
Burglary11%
Theft10%
Vehicle crime8%
Drug offences6%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Deptford · 927m

Crime is +53% 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£5,491/m²
Price per ft²£510/ft²
Avg floor area51.9 m²

EPC breakdown

C
12%
D
8%
E
5%

Based on 25 properties · Confidence: medium

Street mix

Terraced 19%Flat 80%Other 2%

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£129,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2026 · CAGR

+6%

Total change

+515%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.0%

per year

Acceleration

+47.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 59 sales

Property Type Mix

Total: 59 sales

Terraced20.3%
Flat/maisonette79.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£98k+87.5%2.8
Post-dot-com plateau2001–2004£120k£195k+62.5%3.2
Pre-crash peak2005–2007£168k£170k+1.5%3.3
GFC & correction2008–2011£150k£160k+6.7%1
Help-to-Buy recovery2013–2016£205k£314k+53.2%3
Brexit uncertainty2017–2019£515k£523k+1.5%1.3
Pandemic surge2021–2021£347k£347k+0%2
Rate-rise correction2022–2022£310k£310k+0%1
Current market2024–2026£250k£320k+28%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
7.3%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
12.2 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
6 min walk
Surrey QuaysNational Rail
6 min walk
Canada Water Underground StationJubilee
13 min walk
Canada Water Rail StationWindrush
13 min walk
Rotherhithe Rail StationWindrush
17 min walk
No bus stops within 400m

58

Walkability score

193

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★27 min
Victoria48 min ↑
Waterloo42 min ↑
Canary Wharf36 min ↓
City39 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

38

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)77
Nearest car park124m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Yellow Zone· no
584m
🅿️
Green Zone· no
653m
🅿️
Orange Zone· no
707m
🅿️
Blue Zone· no
730m
🅿️
Red Zone· no
761m

Connectivity

Broadband and mobile coverage

30%

Full fibre

30%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed164 Mbps
Median download24 Mbps
Superfast coverage30%
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: 36.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 19%
More green space than 94% of London

Nearest SSSI: Walthamstow Marshes SSSI — 9.0 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

9 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGuy's Hospital · 3.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Whelans (434 m)

Nearest supermarketChina Ark Market · 392 m
3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

653m

Post office

Nearby shops

Food Mart216 m
Plough Way Supermarket329 m
Surrey Meat And Grocery Store440 m
Co-op Food470 m

Nearby cafes

Hello Boba277 m
La Casa del Caffe318 m
Mama Pho320 m
Caffe Pistachio325 m

Nearby restaurants

McDonald's200 m
La Chingada295 m
Passage to India321 m
Sen323 m

Nearby pubs

Whelans434 m
The Surrey Docks439 m
Fourpure Basecamp Taproom575 m
The Victoria767 m

Nearby gyms

The London Fit Club464 m
MoreYoga518 m
Southwark Park Sports and Athletics Centre548 m
Surrey Docks Watersports Centre627 m

Nearby pharmacies

Boots650 m
Pepys Pharmacy716 m
Superdrug739 m

Nearby health

Canada Water Dental Health1.1 km
Food hygiene (5-star)62% of 112

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

BILLYIONS LTD
C.R.TEAM LIMITED
INFO INSPIRO LTD
K & G TEAM LTD

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

68.9

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,236m
Crossrail 2 route6,350m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,407 nationally

2,103

Est. population

12,096/km²

71%

Employed

54%

Degree educated

£44,200

Median income

5.7%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

13%
45%
23%
Under 1813%
18–3445%
35–4923%
50–6413%
65+6%

Tenure

19%
48%
21%
Own outright9%
Own (mortgage)19%
Private rent48%
Social rent21%
Shared ownership2%

Ethnicity

32%
28%
16%
13%
White British32%
White Other28%
Asian16%
Black13%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine17%
No car household61%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Private rent48%
Social rent21%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
50%
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)
249
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

Phases 4a & 4c, Silwood Estate, Phases 4a & 4c, Silwood Estate, Silwood Road, Goldsworthy gardens, SE16 2SJ310 homes
completed
FORMER MOLINS SITE, FORMER MOLINS SITE, TRUNDLEYS ROAD, SE8212 homes
completed
SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD STREET, SE16 2TA146 homes
completed
Phase 1 Silwood Estate, Phase 1 Silwood Estate, Reculver Road, Alpine Road , Sketchley Gradens, SE16 2RD115 homes
completed
PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, RECULVER ROAD, SE16101 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.4%
Ward turnout
27%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Will CooperLabour
Rudi SchmidtLabour
Hau-Yu TamLabour

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Key facts for SE8 5AN

Full postcodeSE8 5AN
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.489183
Longitude-0.045299
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