Evelyn · Lewisham · Lewisham North constituency · 51.48980, -0.04485

SE8 5AZ— Evelyn, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 56/100Yield 4.16%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
75
Schools
90
Transport
56
Environment
57
Investment
65

The bottom line

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

The catch: high noise levels nearby.

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Location

SE8 5AZ

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 5AZ

🛡️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 5AZ 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 · 18 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 12 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

88

Road safety score

12

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 940m

Crime is +53% above London average

Property

Prices, sales volume and market trends

Avg floor area39.7 m²

EPC breakdown

C
11%
D
5%

Based on 16 properties · Confidence: medium

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£99,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2022 · CAGR

+8.2%

Total change

+746%

Market Activity

Price Velocity & Acceleration

Current Velocity

+425.4%

per year

Acceleration

+364.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£52k£84k+61.1%1
Rate-rise correction2022–2022£440k£440k+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
Above London average
Canada Water Underground StationJubilee line
11.5 min walk
Surrey Quays

Nearby stations

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

59

Walkability score

207

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria34 min ↓
Waterloo29 min ↓
Canary Wharf22 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

40

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)77
Nearest car park146m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Yellow Zone· no
528m
🅿️
Green Zone· no
597m
🅿️
Orange Zone· no
652m
🅿️
Blue Zone· no
676m
🅿️
Red Zone· no
705m

Connectivity

Broadband and mobile coverage

29%

Full fibre

29%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed157 Mbps
Median download24 Mbps
Superfast coverage29%
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
NoiseHIGH
road
Noisier 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 AONB45% green spaceTree canopy: 55%
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

8 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Surrey Docks (378 m)

Nearest supermarketChina Ark Market · 356 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)

724m

Post office

Nearby shops

Food Mart162 m
Plough Way Supermarket255 m
Surrey Meat And Grocery Store385 m
Co-op Food417 m

Nearby cafes

Hello Boba208 m
La Casa del Caffe245 m
Caffe Pistachio255 m
La Cigale279 m

Nearby restaurants

McDonald's163 m
La Chingada236 m
Passage to India248 m
Sen256 m

Nearby pubs

The Surrey Docks378 m
Whelans383 m
Fourpure Basecamp Taproom612 m
The Moby Dick729 m

Nearby gyms

The London Fit Club406 m
MoreYoga470 m
Southwark Park Sports and Athletics Centre518 m
Surrey Docks Watersports Centre554 m

Nearby pharmacies

Boots587 m
Superdrug678 m
Pepys Pharmacy684 m

Nearby health

Lind Clinic739 m
Canada Water Dental Health1.0 km
Food hygiene (5-star)62% of 110

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

PHONE CITY FINCHLEY ROAD LIMITED
SCAFFOLD HOUSE SERVICES LIMITED

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 score21/100
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

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,311m
Crossrail 2 route6,313m

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
Listed buildings (800m)
1
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
9
Local approval rate
50%
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)
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)

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
BALTIC QUAY, BALTIC QUAY, GREENLAND DOCK, SE1696 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 5AZ

Full postcodeSE8 5AZ
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.489805
Longitude-0.044854
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