Telegraph Hill · Lewisham · Lewisham North constituency · 51.47010, -0.04889

SE14 5LT— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 84/100Transport 57/100

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
84
Schools
60
Transport
57
Environment
51
Investment
66

The bottom line

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

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Location

SE14 5LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE14 5LT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE14 5LT 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 · 1 min walk

KS2: 106.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 6 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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Vehicle crime17%
Anti-social behaviour11%
Burglary11%
Theft6%
Drug offences3%
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 · 381m

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area65.9 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£164,750
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
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+7.9%

Total change

+475%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.9%

per year

Acceleration

+29.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£80k£83k+3.8%1
Post-dot-com plateau2001–2001£97k£97k+0%2
Pre-crash peak2005–2005£177k£177k+0%2
Help-to-Buy recovery2013–2013£250k£250k+0%1
Pandemic surge2020–2021£441k£390k-11.5%1
Rate-rise correction2022–2022£460k£460k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
16.4%
District
16.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
22.7 min walk
Nunhead

Nearby stations

NunheadNational Rail
5 min walk
Queens Road Peckham Rail StationWindrush · Southern
9 min walk
New Cross Gate Rail StationSouthern · Windrush
10 min walk
Brockley Rail StationSouthern · Windrush
12 min walk
New Cross ELL Rail StationWindrush · Southeastern
17 min walk
No bus stops within 400m

27

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

1.4 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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park380m
Santander docks (800m)0
Nearest cycle dock1.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 3.7 km away✗ Not Green Belt✗ Not AONB7% 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): 3

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

7 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalTessa Jowell Health Centre · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.1 km
10 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)

581m

Post office

Nearby shops

Kender Express Food & Wine431 m
Londis456 m
Hibah Food Centre561 m
Huong Que564 m

Nearby cafes

The Hill Station373 m
2T's Cafe566 m
Awake586 m
BoBAR625 m

Nearby restaurants

Dinner for One Hundred374 m
Silver Fish Bar384 m
King Valley Fried Chicken House451 m
Metro's492 m

Nearby pubs

The Telegraph at The Earl of Derby124 m
The Golden Anchor250 m
Skehans283 m
The Hollydale Tavern522 m

Nearby gyms

MoreYoga730 m

Nearby pharmacies

Queens Road Pharmacy477 m
Food hygiene (5-star)43% 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

66

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
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

41.5

Price growth score

D
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route719m
Crossrail 2 route7,178m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,132 nationally

1,451

Est. population

15,133/km²

67%

Employed

58%

Degree educated

£43,000

Median income

5.2%

Claimant rate

Inner cityVery high densityYoung professionals

46

Community stability

Age profile

21%
27%
22%
20%
Under 1821%
18–3427%
35–4922%
50–6420%
65+10%

Tenure

20%
28%
21%
31%
Own outright20%
Own (mortgage)28%
Private rent21%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

48%
14%
23%
White British48%
White Other14%
Asian3%
Black23%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household48%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent31%
Private rent21%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
24
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
6
Local approval rate
100%
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)
14
Largest scheme
107 homes · DEV.SITE & PART OF KENDER TRIANGLE SITE, 1-203, DEV.SITE & PART OF KENDER TRIANGLE SITE, 1-203, BESSON STREET, 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
FORMER FYFFES WAREHOUSE, FORMER FYFFES WAREHOUSE, KITTO ROAD, SE1556 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
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 5LT

Full postcodeSE14 5LT
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.470097
Longitude-0.048894
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