Telegraph Hill · Lewisham · Lewisham North constituency · 51.46897, -0.04790

SE14 5LU— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 81/100Transport 55/100~1% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
81
Schools
60
Transport
55
Environment
53
Investment
34

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how SE14 5LU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE14 5LU meets your needs.

Location

SE14 5LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+2.4% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for SE14 5LU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE14 5LU with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE14 5LU 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 · 4 min walk

P8: +0.08A8: 51.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.0 incidents per 1,000 residents

Better than 54% of London
→ Stable

-21% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Anti-social behaviour22%
Vehicle crime13%
Burglary8%
Drug offences6%
Robbery1%
Theft0%

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 · 514m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£16,169/m²
Price per ft²£1,502/ft²
Avg floor area80.3 m²

EPC breakdown

C
17%
D
30%
E
3%
F
1%
G
1%

Based on 52 properties · Confidence: high

Street mix

Semi 3%Terraced 32%Flat 65%

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£200,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+8.3%

Total change

+985%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.1%

per year

Acceleration

+90.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 72 sales

Property Type Mix

Total: 72 sales

Semi-detached2.8%
Terraced33.3%
Flat/maisonette63.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£124k£225k+81.5%2.2
Post-dot-com plateau2001–2004£140k£195k+39.5%4.5
Pre-crash peak2005–2007£214k£180k-16.3%2.7
GFC & correction2008–2012£210k£264k+25.5%2
Help-to-Buy recovery2013–2015£316k£415k+31.4%3.3
Brexit uncertainty2017–2019£397k£290k-27%3
Pandemic surge2020–2021£538k£542k+0.7%3
Rate-rise correction2022–2022£1.36m£1.36m+0%4
Current market2025–2026£873k£1.34m+54.2%1.5

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
7.3%
District
7.3%
Terraced+0% α
Local
13.4%
District
13.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing3
Trend Position10

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
22.3 min walk
Nunhead

Nearby stations

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

26

Walkability score

66

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria39 min ↑
Waterloo41 min ↑
Canary Wharf33 min ↓
City42 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 park258m
Santander docks (800m)0
Nearest cycle dock1.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 3.9 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 49%
Above 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

6 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 · 2.5 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

91

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 1.2 km
10 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)

688m

Post office

Nearby shops

Londis392 m
Kender Express Food & Wine572 m
Julian supermarket662 m
Hibah Food Centre667 m

Nearby cafes

The Hill Station243 m
2T's Cafe672 m
Awake695 m
BoBAR742 m

Nearby restaurants

Dinner for One Hundred246 m
Silver Fish Bar330 m
King Valley Fried Chicken House387 m
Metro's599 m

Nearby pubs

Skehans189 m
The Telegraph at The Earl of Derby265 m
The Golden Anchor315 m
The Hollydale Tavern593 m

Nearby gyms

Renaissance yoga & well being850 m
MoreYoga862 m

Nearby pharmacies

Queens Road Pharmacy589 m
Food hygiene (5-star)44% of 75

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

34

Investment score

Weak

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

Low gross yield (1.3%) 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
1.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route791m
Crossrail 2 route7,290m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,775 nationally

1,383

Est. population

10,585/km²

68%

Employed

66%

Degree educated

£43,000

Median income

5.4%

Claimant rate

Inner cityHigh densityYoung professionals

44

Community stability

Age profile

19%
28%
22%
21%
Under 1819%
18–3428%
35–4922%
50–6421%
65+11%

Tenure

21%
29%
27%
23%
Own outright21%
Own (mortgage)29%
Private rent27%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

55%
14%
16%
White British55%
White Other14%
Asian3%
Black16%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine14%
No car household44%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent27%
Social rent23%

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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
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)
13
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)

FORMER FYFFES WAREHOUSE, FORMER FYFFES WAREHOUSE, KITTO ROAD, SE1556 homes
completed
SOMERVILLE ESTATE, 2-27, SOMERVILLE ESTATE, 2-27, WELLINGTON CLOSE, SE1423 homes
completed
REAR OF ST ASAPH COURT AND REAR OF, 15-29, REAR OF ST ASAPH COURT AND REAR OF, 15-29, ST ASAPH ROAD, SE412 homes
completed
43-51, 43-51, KITTO ROAD, SE1410 homes
completed
SITES OF, 67-77 & 83-85, SITES OF, 67-77 & 83-85, DRAKEFELL ROAD, SE1410 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

Live in SE14 5LU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE14 5LU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE14 5LU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE14 5LU

Full postcodeSE14 5LU
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.468975
Longitude-0.047905
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