Evelyn · Lewisham · Lewisham North constituency · 51.48979, -0.04138

SE8 5RS— Evelyn, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
74
Schools
90
Transport
58
Environment
48
Investment
49

The bottom line

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

The catch: high noise levels nearby.

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Location

SE8 5RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SE8 5RS

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How SE8 5RS 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 · 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.9 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 238.2%

-9% vs borough

Crime by type

Other21%
Anti-social behaviour18%
Violence & sexual offences18%
Theft10%
Drug offences10%
Burglary9%
Robbery8%
Vehicle crime6%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

97

Road safety score

3

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 756m

Crime is +6% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,290/m²
Price per ft²£491/ft²
Avg floor area68.9 m²

EPC breakdown

C
8%
D
8%

Based on 16 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£172,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

2002–2025 · CAGR

+9%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-14.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£50k£50k+0%1
GFC & correction2012–2012£172k£172k+0%1
Help-to-Buy recovery2016–2016£328k£328k+0%1
Pandemic surge2020–2020£370k£370k+0%1
Current market2025–2025£365k£365k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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
12.8 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

57

Walkability score

168

Footpaths (500m)

0

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

39

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)65
Nearest car park99m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Yellow Zone· no
654m
🅿️
Green Zone· no
718m
🅿️
Orange Zone· no
778m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.8 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
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

5 min walk

71%

Recommend GP

71%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal London Hospital · 3.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Surrey Docks (503 m)

Nearest supermarketChina Ark Market · 115 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

0

Libraries (1km)

1

Cinemas (2km)

781m

Post office

Nearby shops

Food Mart90 m
Co-op Food199 m
Plough Way Supermarket319 m
Tesco Express360 m

Nearby cafes

Mama Pho109 m
Wolfy's192 m
La Casa del Caffe327 m
Hello Boba333 m

Nearby restaurants

McDonald's80 m
The Pear Tree220 m
Bellucci309 m
Babzen313 m

Nearby pubs

The Surrey Docks503 m
The Victoria525 m
Whelans543 m
The Moby Dick644 m

Nearby gyms

The London Fit Club205 m
MoreYoga240 m
Surrey Docks Watersports Centre436 m
Nuforma Pilates442 m

Nearby pharmacies

Pepys Pharmacy443 m
Boots679 m
Superdrug773 m

Nearby health

Lind Clinic499 m
Canada Water Dental Health1.1 km
Food hygiene (5-star)55% of 98

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

49

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

53.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,433m
Crossrail 2 route6,457m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,298 nationally

1,668

Est. population

30,000/km²

65%

Employed

51%

Degree educated

£44,200

Median income

7.3%

Claimant rate

Inner cityVery high densityMixed

35

Community stability

Age profile

22%
34%
26%
14%
Under 1822%
18–3434%
35–4926%
50–6414%
65+5%

Tenure

18%
21%
48%
Own outright3%
Own (mortgage)18%
Private rent21%
Social rent48%
Shared ownership10%
Rent free0%

Ethnicity

22%
20%
16%
33%
White British22%
White Other20%
Asian16%
Black33%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine21%
No car household66%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent48%
Private rent21%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
4
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)
218
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
50-52, 50-52, Trundleys Road, SE8 5JG88 homes
completed
Tavern Quay Commercial Centre, Tavern Quay Commercial Centre, Rope Street, SE16 7TX75 homes
completed
19, 19, YEOMAN STREET, SE8 5DT72 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 5RS

Full postcodeSE8 5RS
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardEvelyn
Latitude51.489792
Longitude-0.041383
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