Evelyn · Lewisham · Lewisham North constituency · 51.48554, -0.03824

SE8 5BJ— Evelyn, Lewisham

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

 

Schools 100%Safety 62/100Transport 36/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
62
Schools
90
Transport
36
Environment
54
Investment
46

The bottom line

SE8 5BJ offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

SE8 5BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+114.0% vs London avg

Deep-dive guides for SE8 5BJ

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

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How SE8 5BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Deptford Park Primary School

Not yet inspected · 4 min walk

KS2: 101.0

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 10 min walk

P8: +0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 4 min walk

5 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

138.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 551.4%

+83% vs borough

Crime by type

Violence & sexual offences23%
Other21%
Anti-social behaviour16%
Theft12%
Vehicle crime9%
Drug offences8%
Burglary8%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Deptford · 312m

Crime is +114% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,798/m²
Price per ft²£632/ft²
Avg floor area37.8 m²

EPC breakdown

B
4%
C
42%
D
38%
E
8%

Based on 92 properties · Confidence: high

Street mix

Flat 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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£94,500
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.2%

Total change

+362%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

-0.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 127 sales

Property Type Mix

Total: 127 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£76k+37.3%7
Post-dot-com plateau2001–2004£81k£146k+81.4%7.5
Pre-crash peak2005–2007£130k£155k+19.2%8.7
GFC & correction2008–2012£192k£146k-24.2%3
Help-to-Buy recovery2013–2016£191k£232k+21.8%2.2
Brexit uncertainty2017–2018£260k£248k-4.6%3
Pandemic surge2020–2021£248k£243k-2.2%2.5
Rate-rise correction2022–2023£220k£238k+8%3.5
Current market2025–2025£254k£254k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
5.5%
District
7.1%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Canada Water Underground StationJubilee line
19 min walk
New Cross Gate→ London Bridge· 6 tph
10 min

Nearby stations

Surrey Quays Rail StationWindrush
13 min walk
New Cross ELL Rail StationWindrush · Southeastern
14 min walk
New Cross Gate Rail StationWindrush · Southern
15 min walk
New Cross GateNational Rail
15 min walk
Canada Water Underground StationJubilee
20 min walk
No bus stops within 400m

41

Walkability score

154

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf29 min ↓
City40 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

30

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)16
Nearest car park246m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 3.2 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 67%
More green space than 75% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.6 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

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 3.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

141

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Wolf's Tavern (287 m)

Nearest supermarketChina Ark Market · 482 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

1

Libraries (1km)

1

Cinemas (2km)

544m

Post office

Nearby shops

ASDA Express228 m
Đất Cảng Supermarket484 m
Supersave Off Licence496 m
Leaders Mini Market526 m

Nearby cafes

Sylva Restaurant339 m
Mama Pho412 m
Grove Cafe479 m
Rough & Ready536 m

Nearby restaurants

KFC241 m
South Kebab & Meze Bar272 m
Welcome Inn Fish Bar397 m
PhiLac449 m

Nearby pubs

The Wolf's Tavern287 m
The Victoria372 m
New Cross Inn1.1 km
The Moby Dick1.1 km

Nearby gyms

BALDR CrossFit464 m
MoreYoga574 m
The London Fit Club633 m
Nuforma Pilates758 m

Nearby pharmacies

Pepys Pharmacy502 m
Lockyer Pharmacy508 m
New Cross Pharmacy1.0 km

Nearby health

Lind Clinic510 m
New Cross Gate Dialysis Unit948 m
Waldron Dental Clinic1.0 km
Food hygiene (5-star)54% of 83

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AKMD LIMITED
COGNITIONIS UK LTD.
INFLUENCERS HEAVEN LIMITED
THE DOCUMENTARY CHAMBERS LTD

Investment

Investment grade, yield and market outlook

46

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

47.1

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,137m
Crossrail 2 route6,967m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,295 nationally

1,641

Est. population

9,587/km²

59%

Employed

43%

Degree educated

£39,600

Median income

10.0%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

35

Community stability

Age profile

25%
27%
25%
19%
Under 1825%
18–3427%
35–4925%
50–6419%
65+5%

Tenure

25%
53%
Own outright8%
Own (mortgage)11%
Private rent25%
Social rent53%
Shared ownership3%
Rent free0%

Ethnicity

20%
18%
41%
White British20%
White Other18%
Asian11%
Black41%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine25%
No car household56%
Unemployed10%
No qualifications16%

Housing tenure (Census 2021)

Social rent53%
Private rent25%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Planning apps (12 months)
1
Local approval rate
100%
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)
236
Largest scheme
679 homes · CANNON WHARF BUSINESS CENTRE, 35, CANNON WHARF BUSINESS CENTRE, 35, EVELYN STREET, SE8 5RT
Pipeline pressure
NONE

Named schemes (500m)

OCEAN WHARF & PARKSIDE WORKS SITE, OCEAN WHARF & PARKSIDE WORKS SITE, GRINSTEAD ROAD, SE8221 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
William House & car park, William House & car park, Childers Street, SE889 homes
completed
DEEPWAY, DEEPWAY, EVELYN STREET, SE8 5RX50 homes
completed
MALBOR HSE, 130, MALBOR HSE, 130, GOSTERWOOD STREET, SE8 5NY38 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 5BJ

Full postcodeSE8 5BJ
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.485540
Longitude-0.038239
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