Telegraph Hill · Lewisham · Lewisham North constituency · 51.47243, -0.04897

SE14 5LA— Telegraph Hill, Lewisham

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

The hidden gem

 

Schools 100%Safety 83/100Transport 59/100Low yield 3.00%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
83
Schools
60
Transport
59
Environment
50
Investment
41

The bottom line

SE14 5LA offers exceptional schools (100% Good/Outstanding) and low crime at £570,000 median — a strong choice for Families.

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Location

SE14 5LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+9.6% vs London avg
vs London income+2.4% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for SE14 5LA

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe

“The hidden gem”

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How SE14 5LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Edmund Waller Primary School

Not yet inspected · 2 min walk

KS2: 106.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 8 min walk

P8: +0.08A8: 51.1

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

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.9 incidents per 1,000 residents

Better than 62% of London
→ Stable

-33% vs borough

Crime by type

Other29%
Violence & sexual offences29%
Anti-social behaviour17%
Burglary8%
Drug offences7%
Vehicle crime6%
Theft3%
Robbery0%

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 · 123m

Crime is 22% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£570,000

Median sale price

Above London median by 10%

£570,000 is 10% above the London median (£520,000)

-40.6%

This year

Flat

Dominant type

Price history

5-year change
+25.3%
Sales (24 months)5
New build0.0%
Avg terraced£755,000
Avg flat£570,000
Price per m²£6,077/m²
Price per ft²£565/ft²
Avg floor area105.4 m²

EPC breakdown

C
15%
D
24%
E
8%
G
1%

Based on 48 properties · Confidence: high

Street mix

Semi 1%Terraced 36%Flat 61%Other 1%

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£16,000
First-time buyerFTB
£7,250
Additional propertyBTL/2nd
£33,100

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

13.3×

Price-to-income

£2,851/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£263,500
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 CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.4%

Total change

+404%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.6%

per year

Acceleration

+53.30

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached1.4%
Terraced37.1%
Flat/maisonette61.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£113k£205k+81.4%1.8
Post-dot-com plateau2002–2004£200k£150k-25%5.7
Pre-crash peak2005–2007£380k£283k-25.7%4
GFC & correction2009–2012£199k£262k+32.2%1.8
Help-to-Buy recovery2013–2016£647k£430k-33.5%1.5
Brexit uncertainty2017–2019£445k£715k+60.7%2.3
Pandemic surge2020–2020£803k£803k+0%2
Rate-rise correction2022–2023£1.38m£255k-81.5%2
Current market2024–2026£1.09m£570k-47.8%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
5.6%
District
5.6%
Terraced+0% α
Local
8.1%
District
8.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Nunhead

Nearby stations

Queens Road Peckham Rail StationWindrush · Southern
7 min walk
NunheadNational Rail
8 min walk
New Cross Gate Rail StationSouthern · Windrush
8 min walk
Brockley Rail StationSouthern · Windrush
15 min walk
New Cross ELL Rail StationWindrush · Southeastern
15 min walk
No bus stops within 400m

38

Walkability score

121

Footpaths (500m)

0

Santander docks (800m)

1.2 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)20
Nearest car park376m
Santander docks (800m)0
Nearest cycle dock1.2 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: 3.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.6 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

9 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

20

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketAldi · 858 m
7 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)

345m

Post office

Nearby shops

Kender Express Food & Wine201 m
Londis316 m
Huong Que321 m
Hibah Food Centre327 m

Nearby cafes

2T's Cafe331 m
Awake346 m
BoBAR373 m
Corner431 m

Nearby restaurants

Metro's260 m
The Rosemary304 m
Chinese Noodle Bar309 m
Perfect Fried Chicken317 m

Nearby pubs

The Telegraph at The Earl of Derby187 m
The Five Bells376 m
The Golden Anchor403 m
The Old Library Bar404 m

Nearby gyms

MoreYoga602 m

Nearby pharmacies

Queens Road Pharmacy238 m

Nearby health

New Cross Gate Dialysis Unit816 m
Food hygiene (5-star)40% of 77

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

41

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
3.0% (average)London avg: 3.8%Below average yield — bottom 62%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

48.1

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route498m
Crossrail 2 route7,076m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,546 nationally

1,690

Est. population

14,861/km²

65%

Employed

51%

Degree educated

£43,000

Median income

8.2%

Claimant rate

Urban coreHigh densityMixed

40

Community stability

Age profile

21%
28%
24%
19%
Under 1821%
18–3428%
35–4924%
50–6419%
65+8%

Tenure

24%
26%
38%
Own outright11%
Own (mortgage)24%
Private rent27%
Social rent39%
Shared ownership0%
Rent free0%

Ethnicity

35%
34%
White British35%
White Other12%
Asian5%
Black34%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine21%
No car household55%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent38%
Private rent27%

vs. London

Income vs London+2.4%
Price vs London+9.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
39
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
5
Local approval rate
80%
Borough approval rate
61%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
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
PART OF KENDER TRIANGLE DEVELOPMENT, PART OF KENDER TRIANGLE DEVELOPMENT, QUEEN'S ROAD, SE1448 homes
completed
SITE 1A KENDER REGENERATION, 1-203, SITE 1A KENDER REGENERATION, 1-203, BESSON STREET, KENDER STREET (221), SE1448 homes
completed
178-182, 178-182, New Cross Road, New Cross, SE14 5AA28 homes
completed
SOMERVILLE ESTATE, 2-27, SOMERVILLE ESTATE, 2-27, WELLINGTON CLOSE, SE1423 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£570,000)

£16,000

Standard buyer

£7,250

First-time buyer

Save £8,750

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 5LA

Full postcodeSE14 5LA
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.472428
Longitude-0.048967
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