Telegraph Hill · Lewisham · Lewisham North constituency · 51.47401, -0.05159

SE14 5JB— Telegraph Hill, Lewisham

Location and area intelligence for SE14 5JB, Telegraph Hill, Lewisham

The practical family move

 

Schools 100%Safety 76/100Transport 64/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
76
Schools
60
Transport
64
Environment
61
Investment
53

The bottom line

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

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Location

SE14 5JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for SE14 5JB

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

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“The practical family move”

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How SE14 5JB 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 · 2 min walk

KS2: 104.2

—

Secondary

The St Thomas the Apostle College

Not yet inspected · 6 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 · 11 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

89.8 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+18% vs borough

Crime by type

Other31%
Violence & sexual offences27%
Anti-social behaviour13%
Drug offences9%
Vehicle crime7%
Theft4%
Burglary4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 168m

Crime is +38% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,386/m²
Price per ft²£500/ft²
Avg floor area74 m²

EPC breakdown

C
15%
D
5%

Based on 20 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£185,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofFlat, no insulation (assumed)
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

2002–2025 · CAGR

+5.4%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.2%

per year

Acceleration

+2.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£120k£165k+37.5%1
Pre-crash peak2005–2007£156k£188k+20.5%1
GFC & correction2008–2008£215k£215k+0%1
Help-to-Buy recovery2015–2015£240k£240k+0%1
Brexit uncertainty2018–2018£390k£390k+0%1
Pandemic surge2021–2021£330k£330k+0%1
Rate-rise correction2022–2022£358k£358k+0%1
Current market2025–2025£398k£398k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Queens Road Peckham Rail StationWindrush · Southern
5 min walk
Queens Road PeckhamNational Rail
5 min walk
New Cross Gate Rail StationWindrush · Southern
10 min walk
Peckham Rye Rail StationSoutheastern · Thameslink
16 min walk
New Cross ELL Rail StationWindrush · Southeastern
17 min walk
No bus stops within 400m

41

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

1.1 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park147m
Santander docks (800m)0
Nearest cycle dock1.1 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: 3.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.7 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

12 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

24

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketAldi · 613 m
3 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)

380m

Post office

Nearby shops

Kender Express Food & Wine54 m
JJ News341 m
Huong Que345 m
Payless349 m

Nearby cafes

BoBAR341 m
Corner351 m
Awake370 m
2T's Cafe372 m

Nearby restaurants

Lebanese Grill299 m
Morley's308 m
Domino's318 m
Taste Maker318 m

Nearby pubs

The Old Library Bar321 m
The Telegraph at The Earl of Derby360 m
The Five Bells378 m
Queens SE15403 m

Nearby gyms

MoreYoga390 m

Nearby pharmacies

Queens Road Pharmacy309 m
Food hygiene (5-star)40% of 96

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

53

Investment score

Moderate

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

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

52.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route440m
Crossrail 2 route6,844m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,045 nationally

2,027

Est. population

19,465/km²

58%

Employed

44%

Degree educated

£43,000

Median income

9.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

23%
30%
23%
16%
Under 1823%
18–3430%
35–4923%
50–6416%
65+8%

Tenure

23%
56%
Own outright3%
Own (mortgage)11%
Private rent23%
Social rent56%
Shared ownership7%

Ethnicity

21%
40%
White British21%
White Other10%
Asian11%
Black40%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine26%
No car household65%
Unemployed9%
No qualifications18%

Housing tenure (Census 2021)

Social rent56%
Private rent23%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
40
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
6
Local approval rate
75%
Borough approval rate
61%
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)
77
Largest scheme
204 homes · KENDER TRIANGLE PHASE 4, KENDER TRIANGLE PHASE 4, QUEENS ROAD, SE14
Pipeline pressure
NONE

Named schemes (500m)

DEV.SITE & PART OF KENDER TRIANGLE SITE, 1-203, DEV.SITE & PART OF KENDER TRIANGLE SITE, 1-203, BESSON STREET, SE14107 homes
completed
43-49, 43-49, POMEROY STREET, SE14 5BW65 homes
completed
SITE 1A KENDER REGENERATION, 1-203, SITE 1A KENDER REGENERATION, 1-203, BESSON STREET, KENDER STREET (221), SE1448 homes
completed
PART OF KENDER TRIANGLE DEVELOPMENT, PART OF KENDER TRIANGLE DEVELOPMENT, QUEEN'S ROAD, SE1448 homes
completed
QUEENS ROAD CENTRE, QUEENS ROAD CENTRE, ST MARY'S ROAD, LAUSANNE ROAD (REAR OF 2), SE1547 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.5%
Ward turnout
35%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Joan MillbankLabour
Paul BellLabour
Luke SorbaLabour

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Key facts for SE14 5JB

Full postcodeSE14 5JB
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.474009
Longitude-0.051592
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