The bottom line
SE8 5BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.
Check your dealbreakers
Toggle the things that matter to you — see how SE8 5BB scores on each.
Toggle a question above to see how SE8 5BB meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE8 5BB
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The family fortress”
How SE8 5BB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
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
100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km
Childcare
Childcare
Clyde Nursery School.
Good · 12 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
99.4 incidents per 1,000 residents
+31% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Deptford · 909m
Crime is +53% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 3 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
EPC breakdown
Based on 69 properties · Confidence: high
Street mix
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1997–2025 · CAGR
+4.9%
Total change
+282%
Market Activity
Price Velocity & Acceleration
Current Velocity
+0.2%
per year
Acceleration
+14.10
change in velocity
Market State
Recovery
Price Distribution
P25: £75k–£100k · P75: £50k–£75k · 78 sales
Property Type Mix
Total: 78 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1997–2000 | £60k | £64k | +7.6% | 3.5 |
| Post-dot-com plateau | 2001–2004 | £80k | £117k | +46.2% | 7 |
| Pre-crash peak | 2005–2007 | £139k | £135k | -2.5% | 5 |
| GFC & correction | 2008–2011 | £160k | £123k | -23.1% | 1.3 |
| Help-to-Buy recovery | 2013–2016 | £150k | £195k | +30.2% | 2.5 |
| Pandemic surge | 2020–2021 | £205k | £263k | +28.3% | 1 |
| Rate-rise correction | 2023–2023 | £227k | £227k | +0% | 2 |
| Current market | 2025–2025 | £227k | £227k | +0% | 3 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-0.7% alpha
CAGR over 26yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Balanced Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
59
Walkability score
194
Footpaths (500m)
1
Santander docks (800m)
0.7 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
40
Car parks (800m)
1
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
65%
Full fibre
65%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 9.0 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
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)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
104
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 (417 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
689m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
52
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
68.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 16,407 nationally
2,103
Est. population
12,096/km²
71%
Employed
54%
Degree educated
£44,200
Median income
5.7%
Claimant rate
29
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in SE8 5BB? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Lewisham with nearby boroughs: