Evelyn · Lewisham · Lewisham North constituency · 51.48712, -0.04259

SE8 5AY— Evelyn, Lewisham

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

The practical family move

 

Schools 100%Safety 75/100Transport 47/100Yield 4.16%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
75
Schools
90
Transport
47
Environment
53
Investment
65

The bottom line

SE8 5AY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SE8 5AY scores on each.

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Location

SE8 5AY

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 5AY

🛡️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🔒 Very Safe

“The practical family move”

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How SE8 5AY 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 · 2 min walk

KS2: 102.6

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 13 min walk

P8: +0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 9 min walk

5 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 655m

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area95.8 m²

EPC breakdown

B
1%
C
4%

Based on 5 properties · Confidence: low

Street mix

Terraced 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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£239,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2015 · CAGR

+7.7%

Total change

+95%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.3%

per year

Acceleration

+83.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£303k£315k+4.1%2.5
Help-to-Buy recovery2015–2015£590k£590k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Surrey Quays Rail StationWindrush
9 min walk
Surrey QuaysNational Rail
9 min walk
Canada Water Underground StationJubilee
16 min walk
Canada Water Rail StationWindrush
16 min walk
New Cross Gate Rail StationWindrush · Southern
17 min walk
No bus stops within 400m

48

Walkability score

137

Footpaths (500m)

0

Santander docks (800m)

0.9 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 park75m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 32.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 70% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.9 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 9.3 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

8 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalGuy's Hospital · 3.6 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

109

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Victoria (572 m)

Nearest supermarketChina Ark Market · 355 m
1 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)

476m

Post office

Nearby shops

Food Mart333 m
ASDA Express419 m
Co-op Food483 m
Plough Way Supermarket560 m

Nearby cafes

Mama Pho238 m
Avalon Cafe428 m
Wolfy's452 m
Sylva Restaurant524 m

Nearby restaurants

McDonald's281 m
The Pear Tree491 m
Passage to India559 m
Pizza Hut Delivery561 m

Nearby pubs

The Victoria572 m
The Wolf's Tavern611 m
The Surrey Docks712 m
Whelans721 m

Nearby gyms

MoreYoga500 m
The London Fit Club502 m
Nuforma Pilates715 m
Surrey Docks Watersports Centre744 m

Nearby pharmacies

Pepys Pharmacy593 m
Boots916 m
Superdrug1.0 km

Nearby health

Lind Clinic633 m
New Cross Gate Dialysis Unit1.1 km
Food hygiene (5-star)59% of 93

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

JHL PROFESSIONAL SERVICES LTD
KEZIA MEWS MANAGEMENT LTD

Investment

Investment grade, yield and market outlook

65

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 score19/100
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

51

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,134m
Crossrail 2 route6,646m

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)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
1
Local approval rate
33%
Borough approval rate
61%
Historic landfill (400m)
1
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
212
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT679 homes
completed
FORMER MOLINS SITE, FORMER MOLINS SITE, TRUNDLEYS ROAD, SE8212 homes
completed
NEPTUNE WORKS, SITE OF PARKSIDE HOUSE BUILDINGS AND ADJACENT, NEPTUNE WORKS, SITE OF PARKSIDE HOUSE BUILDINGS AND ADJACENT, GRINSTEAD ROAD, SE8199 homes
completed
50-52, 50-52, Trundleys Road, SE8 5JG88 homes
completed
DEEPWAY, DEEPWAY, EVELYN STREET, SE8 5RX50 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 5AY

Full postcodeSE8 5AY
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.487123
Longitude-0.042593
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