New Cross Gate · Lewisham · Lewisham North constituency · 51.47972, -0.05093

SE14 5EB— New Cross Gate, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 45/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
80
Schools
90
Transport
45
Environment
62
Investment
56

The bottom line

SE14 5EB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE14 5EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

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

Deep-dive guides for SE14 5EB

🛡️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 5EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Hatcham Primary

Good · Inspected Nov 2023 · 4 min walk

KS2: 107.1

—

Secondary

The St Thomas the Apostle College

Not yet inspected · 13 min walk

P8: +1.46A8: 60.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Nell Gwynn Nursery School

Good · 14 min walk

7 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 699m

Crime is +5% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,235/m²
Price per ft²£579/ft²
Avg floor area40.8 m²

EPC breakdown

B
1%
C
17%
D
7%
E
1%

Based on 26 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
Rebuild cost estimate£102,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2026 · CAGR

+5.9%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-1.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 47 sales

Property Type Mix

Total: 47 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£72k+43%2.5
Post-dot-com plateau2001–2004£83k£134k+60.8%4
Pre-crash peak2005–2007£110k£155k+40.9%2.7
GFC & correction2008–2012£158k£148k-6.8%2
Help-to-Buy recovery2013–2016£158k£290k+83.5%1.5
Brexit uncertainty2017–2018£230k£282k+22.6%1
Pandemic surge2021–2021£280k£280k+0%1
Rate-rise correction2023–2023£265k£265k+0%1
Current market2024–2026£260k£250k-3.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.2%
District
8.2%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
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
10 min walk
Queens Road PeckhamNational Rail
10 min walk
New Cross Gate Rail StationWindrush · Southern
11 min walk
New Cross ELL Rail StationWindrush · Southeastern
17 min walk
Surrey Quays Rail StationWindrush
19 min walk
No bus stops within 400m

51

Walkability score

119

Footpaths (500m)

1

Santander docks (800m)

0.7 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

36

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)32
Nearest car park14m
Santander docks (800m)1
Nearest cycle dock0.7 km

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: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% 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 AONB9% green spaceTree canopy: 25%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 10.1 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

18 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 · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

22

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

3

Convenience

Nearest supermarketAldi · 356 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

539m

Post office

Nearby shops

Cheers225 m
Georges Newsagents228 m
Nisa396 m
Food Market401 m

Nearby cafes

Corner435 m
Ilderton Cafe489 m
BoBAR515 m
Avalon Cafe581 m

Nearby restaurants

New HongKong City230 m
Morley's238 m
Dac San Xu Nghe240 m
mayflower259 m

Nearby pubs

The Windsor259 m
Afrikiko281 m
Carlton Tavern416 m
The Old Library Bar448 m

Nearby gyms

MoreYoga760 m

Nearby pharmacies

Queens Road Pharmacy663 m
Food hygiene (5-star)46% of 116

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

56

Investment score

Good

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

54.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route130m
Crossrail 2 route6,696m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
2
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)
80
Largest scheme
378 homes · MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY STREET, SE14
Pipeline pressure
NONE

Named schemes (500m)

MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY STREET, SE14378 homes
completed
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

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

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Key facts for SE14 5EB

Full postcodeSE14 5EB
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.479717
Longitude-0.050931
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