New Cross Gate · Lewisham · Lewisham North constituency · 51.47842, -0.04852

SE14 5EE— New Cross Gate, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 83/100Transport 45/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
60
Safety
83
Schools
90
Transport
45
Environment
51
Investment
28

The bottom line

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

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Location

SE14 5EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.5% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SE14 5EE

🛡️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 5EE 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 · 2 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

Clyde Nursery School.

Good · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.5 incidents per 1,000 residents

Better than 59% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour22%
Other21%
Burglary10%
Robbery6%
Vehicle crime5%
Drug offences4%
Theft4%

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 · 549m

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£9,264/m²
Price per ft²£861/ft²
Avg floor area76.8 m²

EPC breakdown

C
5%
D
14%
E
5%
G
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 8%Terraced 54%Detached 4%Flat 35%

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£192,000
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 CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.8%

Total change

+720%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.8%

per year

Acceleration

-44.90

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached7.7%
Terraced53.8%
Flat/maisonette34.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£86k£125k+45.3%1
Post-dot-com plateau2001–2004£147k£215k+46.3%1.7
Pre-crash peak2005–2007£132k£300k+127.3%2.3
GFC & correction2009–2011£158k£220k+39.2%1
Help-to-Buy recovery2014–2015£385k£435k+13%2
Rate-rise correction2022–2022£660k£660k+0%1
Current market2025–2025£705k£705k+0%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.4%
District
5.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
New Cross Gate ELL

Nearby stations

New Cross Gate ELLNational Rail
8 min walk
New Cross Gate Rail StationSouthern · Windrush
8 min walk
Queens Road Peckham Rail StationWindrush · Southern
10 min walk
New Cross ELL Rail StationWindrush · Southeastern
14 min walk
Surrey Quays Rail StationWindrush
21 min walk
No bus stops within 400m

46

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria46 min ↑
Waterloo40 min ↑
Canary Wharf32 min ↓
City38 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)32
Nearest car park214m
Santander docks (800m)0
Nearest cycle dock0.9 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: 32.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 70% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.4 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

15 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

5

Convenience

Nearest supermarketAldi · 511 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

399m

Post office

Nearby shops

Payless234 m
Family Store260 m
Tottus Latin Shop284 m
New Cross News297 m

Nearby cafes

Corner243 m
BoBAR318 m
Awake385 m
2T's Cafe412 m

Nearby restaurants

New HongKong City177 m
Domino's223 m
Taste Maker228 m
Cheekos240 m

Nearby pubs

The Old Library Bar265 m
The Five Bells350 m
The Windsor375 m
Afrikiko446 m

Nearby gyms

MoreYoga770 m

Nearby pharmacies

Queens Road Pharmacy474 m

Nearby health

New Cross Gate Dialysis Unit618 m
Food hygiene (5-star)40% of 88

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

28

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score17/100
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

51.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route91m
Crossrail 2 route6,895m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,611 nationally

2,292

Est. population

30,000/km²

62%

Employed

48%

Degree educated

£41,800

Median income

7.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

29%
31%
20%
14%
Under 1829%
18–3431%
35–4920%
50–6414%
65+6%

Tenure

14%
18%
53%
Own outright8%
Own (mortgage)14%
Private rent18%
Social rent53%
Shared ownership8%
Rent free0%

Ethnicity

26%
40%
White British26%
White Other10%
Asian8%
Black40%
Mixed12%
Other4%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household50%
Unemployed8%
No qualifications13%

Housing tenure (Census 2021)

Social rent53%
Private rent18%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
29
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
100%
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)
81
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
COSTAIN DEPOT AND ADJACENT SCRAP YARD, COSTAIN DEPOT AND ADJACENT SCRAP YARD, COLD BLOW LANE, SE14182 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

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 5EE

Full postcodeSE14 5EE
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.478418
Longitude-0.048524
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