Telegraph Hill · Lewisham · Lewisham North constituency · 51.47269, -0.04848

SE14 5LE— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 83/100Transport 58/100~2% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
83
Schools
60
Transport
58
Environment
51
Investment
40

The bottom line

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

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Location

SE14 5LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE14 5LE

🛡️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 5LE 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 · 3 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 15 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 108m

Crime is 22% 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£7,910/m²
Price per ft²£735/ft²
Avg floor area105.8 m²

EPC breakdown

C
11%
D
15%
E
5%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 5%Terraced 55%Flat 40%

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£264,500
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

1995–2025 · CAGR

+7%

Total change

+664%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.8%

per year

Acceleration

-40.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 59 sales

Property Type Mix

Total: 59 sales

Semi-detached5.1%
Terraced55.9%
Flat/maisonette39%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£108k£225k+108.3%2.8
Post-dot-com plateau2001–2004£220k£178k-19.3%2.5
Pre-crash peak2005–2007£415k£640k+54.2%1.3
GFC & correction2008–2012£345k£218k-37%1.8
Help-to-Buy recovery2013–2016£335k£993k+196.3%2
Brexit uncertainty2017–2018£1.24m£782k-36.9%1.5
Pandemic surge2020–2021£1.05m£847k-19.4%1.5
Rate-rise correction2023–2023£345k£345k+0%1
Current market2024–2025£608k£825k+35.8%3

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
6.9%
District
6.9%
Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
8 min walk
New Cross Gate Rail StationSouthern · Windrush
8 min walk
NunheadNational Rail
9 min walk
Brockley Rail StationSouthern · Windrush
15 min walk
New Cross ELL Rail StationWindrush · Southeastern
15 min walk
No bus stops within 400m

41

Walkability score

114

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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)20
Nearest car park401m
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 AONB7% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.5 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 · 2.7 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

84

Parks (1km)

18

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

9

Convenience

Nearest supermarketAldi · 854 m
7 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)

303m

Post office

Nearby shops

Kender Express Food & Wine207 m
Londis272 m
Huong Que281 m
Hibah Food Centre284 m

Nearby cafes

2T's Cafe288 m
Awake305 m
BoBAR336 m
Corner398 m

Nearby restaurants

Metro's217 m
The Rosemary262 m
Chinese Noodle Bar267 m
Perfect Fried Chicken274 m

Nearby pubs

The Telegraph at The Earl of Derby228 m
The Five Bells335 m
The Old Library Bar373 m
The Golden Anchor447 m

Nearby gyms

MoreYoga626 m

Nearby pharmacies

Queens Road Pharmacy196 m

Nearby health

New Cross Gate Dialysis Unit772 m
Food hygiene (5-star)40% of 80

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

40

Investment score

Moderate

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

46.3

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route456m
Crossrail 2 route7,097m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
37
Live planning apps (800m)
5
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%
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)
21
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
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
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

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Key facts for SE14 5LE

Full postcodeSE14 5LE
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.472689
Longitude-0.048481
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