Neighbourhood · Lewisham

Downham East: house prices and how the area is changing

Official figures for the Downham East neighbourhood of Lewisham, England (ONS area Lewisham 037). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes BR1, SE12. Figures that read a point use the neighbourhood's centre, near BR1 5LX.

A middle-income neighbourhood, changing little against Lewisham

Downham East is a middle-income neighbourhood; it is changing little against Lewisham (signals are mixed: 3 rising and 2 falling of 22). Houses here typically resell for £385,000 (median resale price, 2023-2025). Recorded crime is lower than across Lewisham (0.8 times the borough's rate), schools nearby are improving slower than the council's and the nearest station, Grove Park, is about an 11-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£385,000

Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Mixed signs

Weighted balance +0.06; 3 of 22 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 2 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 3.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£65,600

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.8 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

Slower than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Downham East sits in Lewisham

Typical house price: the lowest of the 35 neighbourhoods in Lewisham with enough house sales for one
Average household income: joint 9th lowest of 37 neighbourhoods in Lewisham

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Downham East

Median resale price of houses each year here and across Lewisham, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Lewisham, 2002 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 22 counted signals point towards rising affluence against Lewisham, 2 the other way and 17 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Anti-social behaviour
Borough against the region
Benefit claims (DWP)

Falling behind the borough

Schools improving
Home improvement applications

Stations and schools nearby

Nearest station

Grove Park Railway station, about an 11-minute walk from the neighbourhood's centre (810 m in a straight line). About 11 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to Bromley North (about 5 min) and London Charing Cross (22 to 28 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Good Shepherd RC School 180 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 1 area, Requires improvement in 3 (Jan 2025).
Nearest state secondary school Haberdashers' Knights Academy 360 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Downham East

What is the typical house price in Downham East?

£385,000. Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.

How does Downham East compare with the rest of Lewisham?

Typical house price: the lowest of the 35 neighbourhoods in Lewisham with enough house sales for one. Average household income: joint 9th lowest of 37 neighbourhoods in Lewisham.

Is Downham East an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Downham East gentrifying?

Mixed signs. Weighted balance +0.06; 3 of 22 signals up, 2 down, against the borough.

What is the nearest station to Downham East?

Grove Park. Railway station, about an 11-minute walk from the neighbourhood's centre (810 m in a straight line). About 11 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to Bromley North (about 5 min) and London Charing Cross (22 to 28 min).

Which state schools are nearest to Downham East?

Nearest state primary school. Good Shepherd RC School. 180 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 1 area, Requires improvement in 3 (Jan 2025). Nearest state secondary school. Haberdashers' Knights Academy. 360 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jan 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.