Telegraph Hill · Lewisham · Lewisham North constituency · 51.47037, -0.04844

SE14 5LY— Telegraph Hill, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 57/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
81
Schools
60
Transport
57
Environment
51
Investment
43

The bottom line

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

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Location

SE14 5LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE14 5LY

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE14 5LY 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

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 · 355m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,429/m²
Price per ft²£783/ft²
Avg floor area64.8 m²

EPC breakdown

C
9%
D
17%

Based on 26 properties · Confidence: medium

Street mix

Semi 3%Terraced 14%Flat 76%Other 7%

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£162,000
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

1999–2026 · CAGR

+6.5%

Total change

+441%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.2%

per year

Acceleration

-57.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached3.7%
Terraced14.8%
Flat/maisonette81.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£97k£97k+0%1
Post-dot-com plateau2001–2004£107k£209k+94.9%1.5
Pre-crash peak2006–2006£180k£180k+0%2
GFC & correction2008–2012£224k£259k+15.6%1.3
Help-to-Buy recovery2013–2016£560k£516k-7.9%2
Brexit uncertainty2017–2017£425k£425k+0%1
Pandemic surge2020–2021£610k£528k-13.5%1.5
Rate-rise correction2023–2023£375k£375k+0%1
Current market2024–2026£470k£525k+11.7%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
10%
District
10%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
22.2 min walk
Nunhead

Nearby stations

NunheadNational Rail
6 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
16 min walk
No bus stops within 400m

27

Walkability score

68

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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park375m
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 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: 3.7 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

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

77

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

2

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

2

Late-night venues

D
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

543m

Post office

Nearby shops

Kender Express Food & Wine415 m
Londis501 m
Hibah Food Centre523 m
Huong Que527 m

Nearby cafes

The Hill Station371 m
2T's Cafe528 m
Awake549 m
BoBAR590 m

Nearby restaurants

Dinner for One Hundred371 m
Silver Fish Bar426 m
Metro's454 m
King Valley Fried Chicken House492 m

Nearby pubs

The Telegraph at The Earl of Derby132 m
The Golden Anchor290 m
Skehans318 m
The Hollydale Tavern557 m

Nearby gyms

MoreYoga738 m

Nearby pharmacies

Queens Road Pharmacy441 m

Nearby health

New Cross Gate Dialysis Unit955 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

43

Investment score

Moderate

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

54.8

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route677m
Crossrail 2 route7,196m

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)
21
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
4
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
178-182, 178-182, New Cross Road, New Cross, SE14 5AA28 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 5LY

Full postcodeSE14 5LY
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.470369
Longitude-0.048436
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