New Cross Gate · Lewisham · Lewisham North constituency · 51.47816, -0.05234

SE14 5DS— New Cross Gate, Lewisham

Location and area intelligence for SE14 5DS, New Cross Gate, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 47/100Yield 4.26%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
80
Schools
60
Transport
47
Environment
62
Investment
39

The bottom line

SE14 5DS offers exceptional schools (100% Good/Outstanding) and low crime at £401,500 median — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

SE14 5DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-22.8% vs London avg
vs London income-0.5% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE14 5DS

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE14 5DS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Kender Primary School

Not yet inspected · Inspected Mar 2025 · 5 min walk

KS2: 104.2

—

Secondary

The St Thomas the Apostle College

Not yet inspected · 11 min walk

P8: +1.46A8: 60.8

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.6 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-10% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other21%
Burglary13%
Theft5%
Drug offences4%
Vehicle crime4%
Robbery1%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 558m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£401,500

Median sale price

23% below London median

£401,500 is 23% below the London median (£520,000)

-41.6%

This year

Flat

Dominant type

Price history

5-year change
-59.0%
Sales (24 months)6
New build0.0%
Avg detached£798,000
Avg semi-detached£800,000
Avg flat£364,000
Price per m²£4,427/m²
Price per ft²£411/ft²
Avg floor area97.8 m²

EPC breakdown

C
18%
D
13%
E
4%
G
1%

Based on 36 properties · Confidence: high

Street mix

Semi 4%Terraced 35%Detached 3%Flat 58%

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£7,575
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,620

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

9.6×

Price-to-income

£2,009/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£244,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1996–2026 · CAGR

+5.3%

Total change

+368%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.0%

per year

Acceleration

+71.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 60 sales

Property Type Mix

Total: 60 sales

Detached3.3%
Semi-detached5%
Terraced38.3%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£140k+81.8%2.6
Post-dot-com plateau2001–2004£236k£268k+13.3%3.5
Pre-crash peak2005–2006£174k£175k+0.6%2
GFC & correction2009–2011£312k£255k-18.3%1.3
Help-to-Buy recovery2013–2016£583k£359k-38.5%2
Brexit uncertainty2017–2019£900k£345k-61.7%1.7
Pandemic surge2020–2020£854k£854k+0%2
Rate-rise correction2022–2023£355k£305k-14.1%2
Current market2024–2026£617k£360k-41.6%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
8%
District
8%
Terraced+0% α
Local
10.5%
District
10.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing21
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Queens Road Peckham→ London Bridge· 4 tph
8 min

Nearby stations

Queens Road Peckham Rail StationWindrush · Southern
8 min walk
Queens Road PeckhamNational Rail
8 min walk
New Cross Gate Rail StationSouthern · Windrush
11 min walk
New Cross ELL Rail StationWindrush · Southeastern
17 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
19 min walk
No bus stops within 400m

56

Walkability score

157

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria44 min ↑
Waterloo36 min ↓
Canary Wharf32 min ↓
City35 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

31

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)16
Nearest car park179m
Santander docks (800m)1
Nearest cycle dock0.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.2 km

Energy

Solar: 854 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

17 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

26

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketAldi · 256 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

536m

Post office

Nearby shops

Cheers95 m
Georges Newsagents103 m
Nisa350 m
Payless353 m

Nearby cafes

Corner366 m
BoBAR441 m
Awake519 m
2T's Cafe543 m

Nearby restaurants

Morley's121 m
New HongKong City124 m
Dac San Xu Nghe126 m
mayflower161 m

Nearby pubs

The Windsor112 m
Afrikiko204 m
Carlton Tavern249 m
The Old Library Bar366 m

Nearby gyms

MoreYoga563 m

Nearby pharmacies

Queens Road Pharmacy564 m
Food hygiene (5-star)46% of 122

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

A

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
4.3% (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 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route69m
Crossrail 2 route6,649m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,220 nationally

1,867

Est. population

19,026/km²

63%

Employed

41%

Degree educated

£41,800

Median income

8.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

25%
26%
25%
16%
Under 1825%
18–3426%
35–4925%
50–6416%
65+7%

Tenure

19%
25%
41%
Own outright8%
Own (mortgage)19%
Private rent25%
Social rent41%
Shared ownership7%
Rent free0%

Ethnicity

22%
15%
38%
White British22%
White Other15%
Asian9%
Black38%
Mixed10%
Other8%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine26%
No car household61%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent41%
Private rent25%

vs. London

Income vs London-0.5%
Price vs London-22.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
39
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
Local approval rate
75%
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)
84
Largest scheme
378 homes · MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY STREET, SE14
Pipeline pressure
NONE

Named schemes (500m)

KENDER TRIANGLE PHASE 4, KENDER TRIANGLE PHASE 4, QUEENS ROAD, SE14204 homes
completed
FORMER NEW CROSS HOSPITAL (PHASE II), FORMER NEW CROSS HOSPITAL (PHASE II), AVONLEY ROAD, SE14131 homes
completed
PART FORMER NEW CROSS HOSPITAL SITE, PART FORMER NEW CROSS HOSPITAL SITE, WARDALLS GROVE, AVONLEY ROAD, SE14 5ER124 homes
completed
FORMER NEW CROSS HOSPITAL (PHASE III), FORMER NEW CROSS HOSPITAL (PHASE III), AVONLEY ROAD, SE1479 homes
completed
NEW CROSS HOSPITAL PHASE I, NEW CROSS HOSPITAL PHASE I, AVONLEY ROAD, SE1467 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
41.2%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Stamp Duty & Affordability Calculator

Stamp duty on median price (£401,500)

£7,575

Standard buyer

£0

First-time buyer

Save £7,575

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 SE14 5DS

Full postcodeSE14 5DS
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.478158
Longitude-0.052337
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