Evelyn · Lewisham · Lewisham North constituency · 51.49269, -0.03986

SE8 5DP— Evelyn, Lewisham

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

The practical family move

 

Top 13% LondonSchools 100%Safety 72/100Transport 59/100Low yield 3.49%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
72
Schools
90
Transport
59
Environment
45
Investment
54

The bottom line

SE8 5DP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £490,500 median — a strong choice for Families.

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Location

SE8 5DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-5.7% vs London avg
vs London income+5.2% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for SE8 5DP

🛡️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 5DP 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 · 6 min walk

KS2: 101.0

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 14 min walk

P8: +0.48A8: 51.9

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 · 13 min walk

7 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.5 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 191.3%

+10% vs borough

Crime by type

Other42%
Violence & sexual offences16%
Theft10%
Anti-social behaviour8%
Robbery8%
Burglary7%
Vehicle crime5%
Drug offences3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 965m

Crime is +29% 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.

£490,500

Median sale price

6% below London median

£490,500 is 6% below the London median (£520,000)

+0.3%

This year

Flat

Dominant type

Price history

5-year change
+14.1%
Sales (24 months)5
New build0.0%
Avg flat£490,500
Price per m²£6,403/m²
Price per ft²£595/ft²
Avg floor area78.5 m²

EPC breakdown

B
7%
C
22%
D
8%

Based on 37 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

Stamp duty

Standard buyer£12,025
First-time buyerFTB
£3,275
Additional propertyBTL/2nd
£26,740

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

11.1×

Price-to-income

£2,454/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£196,250
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2026 · CAGR

+3.3%

Total change

+113%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

-11.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 80 sales

Property Type Mix

Total: 80 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£230k£230k+0%13
Pre-crash peak2005–2007£245k£345k+40.8%7.3
GFC & correction2009–2011£360k£276k-23.3%2.7
Help-to-Buy recovery2013–2016£315k£500k+58.7%3.5
Brexit uncertainty2018–2018£426k£426k+0%1
Pandemic surge2020–2020£430k£430k+0%1
Rate-rise correction2023–2023£643k£643k+0%2
Current market2024–2026£457k£491k+7.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
3.8%
District
4.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Surrey Quays Rail StationWindrush
7 min walk
Surrey QuaysNational Rail
7 min walk
Canada Water Underground StationJubilee
11 min walk
Canada Water Rail StationWindrush
11 min walk
Rotherhithe Rail StationWindrush
15 min walk
No bus stops within 400m

55

Walkability score

215

Footpaths (500m)

1

Santander docks (800m)

0.8 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

37

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)33
Nearest car park109m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Yellow Zone· no
559m
🅿️
Green Zone· no
602m
🅿️
Orange Zone· no
660m
🅿️
Red Zone· no
675m
🅿️
Blue Zone· no
676m

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: 36.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 8.7 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

5 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalRoyal London Hospital · 3.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

15

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketChina Ark Market · 325 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express152 m
Plough Way Deli179 m
Co-op Food209 m
Spar274 m

Nearby cafes

Wolfy's261 m
La Casa del Caffe331 m
Caffe Pistachio359 m
Hello Boba382 m

Nearby restaurants

The Pear Tree227 m
Bellucci276 m
Babzen291 m
Pizza Hut Delivery297 m

Nearby pubs

The Moby Dick309 m
The Surrey Docks454 m
Whelans530 m
Ship & Whale610 m

Nearby gyms

Surrey Docks Watersports Centre97 m
Surrey Docks Fitness & Water Sports Centre117 m
The London Fit Club171 m
Nuforma Pilates247 m

Nearby pharmacies

Pepys Pharmacy483 m
Boots530 m
Superdrug610 m

Nearby health

Lind Clinic537 m
Canada Water Dental Health858 m
Surrey Docks Dental Practice944 m
Food hygiene (5-star)60% of 78

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

MARTISTE LTD
OPIMITAS LTD
UK LIVING GUIDE LTD
ULTIMUS LTD
VITTORIOSO LTD

+2 more

Investment

Investment grade, yield and market outlook

54

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score24/100
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

80

Price growth score

A
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,764m
Crossrail 2 route6,262m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 27,854 nationally

1,604

Est. population

17,461/km²

83%

Employed

80%

Degree educated

£44,200

Median income

1.2%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

55%
28%
Under 189%
18–3455%
35–4928%
50–644%
65+3%

Tenure

38%
41%
Own outright7%
Own (mortgage)38%
Private rent41%
Social rent13%
Shared ownership1%

Ethnicity

27%
37%
18%
White British27%
White Other37%
Asian18%
Black7%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine7%
No car household75%
Unemployed3%
No qualifications5%

Housing tenure (Census 2021)

Private rent41%
Social rent13%

vs. London

Income vs London+5.2%
Price vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
10
Local approval rate
50%
Borough approval rate
61%
Historic landfill (400m)
5
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)
21
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
MARINE WHARF WEST, MARINE WHARF WEST, PLOUGH WAY, SE16 7UE532 homes
completed
MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, MARINE WHARF EAST, LAND ON THE SOUTH SIDE OF, PLOUGH WAY, SE16225 homes
completed
FORMER EAST COUNTRY YARD SITE, FORMER EAST COUNTRY YARD SITE, PLOUGH WAY, SE16222 homes
completed
SWEDISH QUAYS, SWEDISH QUAYS, ROPE STREET, 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£490,500)

£12,025

Standard buyer

£3,275

First-time buyer

Save £8,750

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 5DP

Full postcodeSE8 5DP
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.492689
Longitude-0.039862
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