Living in SE8, Lewisham
What the open data says about house prices, schools, crime and flood risk around SE8 in Lewisham. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central SE8 sold at a median of £360,000 across 32 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Lewisham are up 0.7% on a year ago (UK House Price Index).
- Of the 180 schools within about 3 miles, 85% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of SE8 is in flood zone 3 (high probability), on the Environment Agency flood map for planning.
- A Band D household in Lewisham pays £2,237 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 986 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 17 October 2026, each from the source named in its section.
House prices
Average price in Lewisham: £488,658, up 0.7% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in SE8 →
See where SE8 ranks across London →
Council tax at Band D in Lewisham: £2,237 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare SE8 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for SE8 against any other district, each from the source the section below names.
What actually sold around SE8
32 recorded home sales on the streets around central SE8 in the last 2 years, with a median of £360,000 and a range from £143,000 to £598,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| Apartment 32 The Drakes, 390 Evelyn Street, SE8 5BU | Flat or maisonette | £365,000 | 5 Jun 2026 |
| 17 Czar Street, SE8 3JN | Flat or maisonette | £375,000 | 30 Apr 2026 |
| Flat 3 Kittiwake Court Abinger Grove, SE8 5SW | Flat or maisonette | £425,000 | 27 Apr 2026 |
| 42 Watergate Street, SE8 3HW | Terraced | £598,000 | 22 Apr 2026 |
| Flat 18 Ibis Court Edward Place, SE8 5PY | Flat or maisonette | £143,000 | 15 Apr 2026 |
| Apartment 54 The Drakes, 390 Evelyn Street, SE8 5BU | Flat or maisonette | £300,000 | 13 Apr 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
180 schools within 3 miles , of which 85% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| John Stainer Community Primary School | Primary | Outstanding | 1.3 mi away | no figure |
| St Joseph's Catholic Primary School | Primary | Outstanding | 1.3 mi away | no figure |
| Redriff Primary, City of London Academy | Primary | Outstanding | 1.4 mi away | no figure |
| John Ball Primary School | Primary | Outstanding | 1.9 mi away | 0.63 mi 2025/26 |
| Harris Girls' Academy East Dulwich | Secondary | Outstanding | 2.0 mi away | no figure |
| Mayflower Primary School | Primary | Outstanding | 2.1 mi away | 0.38 mi 2024/25 |
Schools in SE8 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Ashmead Primary School | Primary | 0.41 mi | 2025/26 |
Will an address here get a place? How far Lewisham schools admitted from, school by school →
116 state primary and 31 state secondary schools within range, plus 15 fee-paying schools.
Private schools
15 fee-paying schools within 3 miles: Al-Mizan School, Buttercup Primary School, Daffodil Preparatory School, Date Palm Primary, Education-My Life Matters, Faraday School and others.
All 15 fee-paying schools near SE8, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
5 higher education institutions within 3 miles: Goldsmiths College, University of London, Queen Mary University of London, Ravensbourne, Trinity Laban, University of Greenwich.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Caring, leisure and other service | 18.4% |
| Elementary occupations | 16.9% |
| Professional occupations | 16.1% |
| Associate professional and technical | 12.2% |
| Skilled trades | 9.9% |
Source: ONS Census 2021, table TS063, for this district's small area.
How SE8 has changed since 2011
The biggest move: degree-level adults, up 14.1 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of SE8 (E01003251, 1,736 residents in 2021, down 13.3% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: degree-level adults, up 14.1 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 8.0% | 11.0% | +3.0 pts | -2.0 pts |
| Households renting privately | 17.1% | 22.0% | +4.9 pts | +3.7 pts |
| Households renting socially | 70.4% | 63.9% | -6.5 pts | -0.6 pts |
| Residents under 15 | 26.6% | 21.3% | -5.3 pts | -0.3 pts |
| Residents 65 and over | 6.1% | 6.5% | +0.4 pts | +2.1 pts |
| Adults with a degree or equivalent | 22.3% | 36.4% | +14.1 pts | +6.5 pts |
| Residents born outside the UK | 46.1% | 46.5% | +0.4 pts | +3.6 pts |
| Residents in good or very good health | 82.7% | 85.2% | +2.5 pts | +0.8 pts |
| Residents in a white ethnic group | 29.9% | 25.8% | -4.1 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
986 crimes recorded within roughly a mile of central SE8 in August 2026, most commonly violent crime.
Flood risk
Zone 3 (high probability), sea flooding. This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 2 of 10 on the Index of Multiple Deprivation (most deprived nationally), based on Lewisham's figures.
Buses from the centre of SE8
Best-served stop: Deptford High Street, with 16.2 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of SE8 is Deptford High Street: 16.2 buses an hour on a weekday daytime, 13.5 in the evening and 11.9 on Sunday daytime; the service runs through the night. Routes there: 188, 199, 47. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of SE8. The nearest, Kingfisher Medical Centre, has 15,436 registered patients and 3,365 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Kingfisher Medical Centre | 71 yd | 15,436 | 3,365 |
| New Cross Centre (hurley Group) | 0.4 mi | 9,304 | 4,846 |
| Amersham Vale Training Practice | 0.4 mi | 15,853 | 3,730 |
Nearest A&E: Lewisham and Greenwich NHS Trust, where 44.7% of type 1 attendances were seen within four hours in July 2026; then King's College Hospital NHS Foundation Trust at 53.2%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Lewisham pays £2,237 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for Lewisham, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,744 | +6.0% |
| 2022-23 | £1,817 | +4.2% |
| 2023-24 | £1,926 | +6.0% |
| 2024-25 | £2,038 | +5.8% |
| 2025-26 | £2,135 | +4.8% |
| 2026-27 | £2,237 | +4.8% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Lewisham, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about SE8
What is the average house price in SE8?
The average sold price in Lewisham is £488,658 as of July 2026, according to the UK House Price Index.
Are house prices rising in SE8?
Prices in Lewisham are up 0.7% on a year ago (UK House Price Index).
What do houses actually sell for in SE8?
The median of 32 recorded sales around central SE8 in the last 2 years is £360,000, ranging from £143,000 to £598,000 (HM Land Registry Price Paid Data).
Are the schools good in SE8?
180 schools sit within 3 miles of central SE8, and 85% are rated Outstanding or Good by Ofsted.
How much crime is there in SE8?
986 crimes were recorded within roughly a mile of central SE8 in August 2026, most commonly violent crime (Police.uk).
Is SE8 at risk of flooding?
Central SE8 sits in Zone 3 (high probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is SE8 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 85% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £360,000; the area sits in decile 2 of 10 on the Index of Multiple Deprivation; 986 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is SE8 safe?
986 crimes were recorded within roughly a mile of central SE8 in August 2026, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers SE8 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.