Evelyn · Lewisham · Lewisham North constituency · 51.48902, -0.04335

SE8 5BE— Evelyn, Lewisham

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

The practical family move

 

Schools 100%Safety 75/100Transport 50/100Yield 5.26%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
75
Schools
90
Transport
50
Environment
47
Investment
60

The bottom line

SE8 5BE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £325,000 median — a strong choice for Families.

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Location

SE8 5BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-37.5% vs London avg
vs London income+5.2% vs London avg
vs London crime+53.0% vs London avg

Deep-dive guides for SE8 5BE

🛡️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 5BE 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 · 5 min walk

KS2: 102.6

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 16 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 · 11 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 804m

Crime is +53% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£325,000

Median sale price

Bottom 25% — 37% below London median

£325,000 is 37% below the London median (£520,000)

-30.8%

This year

Flat

Dominant type

Price history

5-year change
-11.2%
Sales (24 months)5
New build0.0%
Avg flat£325,000
Price per m²£6,566/m²
Price per ft²£610/ft²
Avg floor area50 m²

EPC breakdown

C
51%
D
25%
E
7%

Based on 83 properties · Confidence: high

Street mix

Terraced 10%Flat 90%

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

Stamp duty

Standard buyer£3,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.4×

Price-to-income

£1,626/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£125,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+4.9%

Total change

+325%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.0%

per year

Acceleration

-25.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 147 sales

Property Type Mix

Total: 147 sales

Terraced10.9%
Flat/maisonette89.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£105k+97.6%6.8
Post-dot-com plateau2001–2004£127k£159k+25.7%9.8
Pre-crash peak2005–2007£170k£225k+32.1%7.3
GFC & correction2008–2011£210k£187k-11.2%3
Help-to-Buy recovery2013–2016£235k£415k+76.6%3.8
Brexit uncertainty2017–2019£350k£310k-11.4%2.7
Pandemic surge2020–2021£303k£366k+21%3.5
Rate-rise correction2022–2023£222k£330k+48.6%1
Current market2024–2026£345k£225k-34.8%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Weakest performer

Terraced

-5.2% alpha

Flat/maisonette-0.3% α
Local
6.6%
District
6.9%
Terraced-5.2% α
Local
11%
District
16.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
12.9 min walk
Surrey Quays

Nearby stations

Surrey Quays Rail StationWindrush
7 min walk
Surrey QuaysNational Rail
7 min walk
Canada Water Underground StationJubilee
13 min walk
Canada Water Rail StationWindrush
14 min walk
Rotherhithe Rail StationWindrush
18 min walk
No bus stops within 400m

58

Walkability score

160

Footpaths (500m)

1

Santander docks (800m)

0.8 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

43

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)77
Nearest car park77m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Yellow Zone· no
649m
🅿️
Green Zone· no
718m
🅿️
Orange Zone· no
775m
🅿️
Blue Zone· no
799m

Connectivity

Broadband and mobile coverage

69%

Full fibre

69%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed350 Mbps
Median download382 Mbps
Superfast coverage69%
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: 2.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

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

7 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 · 3.4 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

84

Parks (1km)

17

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Surrey Docks (497 m)

Nearest supermarketChina Ark Market · 264 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)

656m

Post office

Nearby shops

Food Mart133 m
Plough Way Supermarket343 m
Co-op Food360 m
ASDA Express509 m

Nearby cafes

Mama Pho183 m
Hello Boba319 m
La Casa del Caffe340 m
Wolfy's351 m

Nearby restaurants

McDonald's90 m
Passage to India341 m
Pizza Hut Delivery344 m
Babzen345 m

Nearby pubs

The Surrey Docks497 m
Whelans512 m
The Victoria630 m
Fourpure Basecamp Taproom710 m

Nearby gyms

The London Fit Club362 m
MoreYoga400 m
Surrey Docks Watersports Centre567 m
Surrey Docks Fitness & Water Sports Centre587 m

Nearby pharmacies

Pepys Pharmacy582 m
Boots699 m
Superdrug791 m

Nearby health

Lind Clinic634 m
Canada Water Dental Health1.1 km
Food hygiene (5-star)59% of 101

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

ARYMAX CONSTRUCTION LTD
BLE LONDON LTD
BRENDA LUKWAGO LTD
JBK RESIDENTIAL LIMITED
NEWCO 3 LIMITED

+2 more

Investment

Investment grade, yield and market outlook

60

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score17/100
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

60.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,290m
Crossrail 2 route6,445m

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%
Price vs London-37.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
3
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)

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
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
SILWOOD ESTATE - PHASE2B, SILWOOD ESTATE - PHASE2B, OLDFIELD GROVE, SE1690 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£325,000)

£3,750

Standard buyer

£0

First-time buyer

Save £3,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE8 5BE

Full postcodeSE8 5BE
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.489024
Longitude-0.043347
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