Telegraph Hill · Lewisham · Lewisham North constituency · 51.46995, -0.04232

SE14 5NN— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 80/100Transport 52/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
80
Schools
60
Transport
52
Environment
53
Investment
78

The bottom line

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

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Location

SE14 5NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+2.4% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for SE14 5NN

🛡️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 5NN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Haberdashers' Hatcham Free School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 108.0

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 3 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.3 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-13% vs borough

Crime by type

Other36%
Violence & sexual offences19%
Anti-social behaviour15%
Vehicle crime8%
Theft7%
Burglary7%
Drug offences4%
Robbery4%

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 · 627m

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area64 m²

EPC breakdown

C
1%
D
2%

Based on 3 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£160,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1997–2017 · CAGR

+10.7%

Total change

+665%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

-60.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£61k£61k+0%2
Post-dot-com plateau2001–2001£99k£99k+0%1
Pre-crash peak2005–2005£181k£181k+0%2
GFC & correction2008–2009£227k£212k-6.6%1
Help-to-Buy recovery2016–2016£385k£385k+0%1
Brexit uncertainty2017–2017£465k£465k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
14.6%
District
14.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
17.5 min walk
New Cross Gate ELL

Nearby stations

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

31

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

1.7 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

10

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park256m
Santander docks (800m)0
Nearest cycle dock1.7 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: 4.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.2 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

2 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

232

Parks (1km)

15

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Telegraph at The Earl of Derby (552 m)

Nearest supermarketThe Co-operative Food · 1.2 km
11 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

2

Libraries (1km)

1

Cinemas (2km)

638m

Post office

Nearby shops

Londis583 m
Hibah Food Centre619 m
Gateway Supermarket624 m
One Stop639 m

Nearby cafes

The Hill Station292 m
PSH Cafe472 m
New X Coffee523 m
La Boulangerie532 m

Nearby restaurants

Dinner for One Hundred283 m
Metro's573 m
Perfect Fried Chicken594 m
Cummin' Up601 m

Nearby pubs

The Telegraph at The Earl of Derby552 m
Skehans562 m
The Rose580 m
Student Union Bar664 m

Nearby gyms

Indoor Sports court465 m
Club Pulse (Fitness Centre and Gym)472 m
Goldsmiths Gym486 m
Renaissance yoga & well being727 m

Nearby pharmacies

Queens Road Pharmacy584 m

Nearby health

New Cross Gate Dialysis Unit811 m
Food hygiene (5-star)52% of 86

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

A

High street health

Investment

Investment grade, yield and market outlook

78

Investment score

Strong

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

53.1

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route507m
Crossrail 2 route7,607m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,621 nationally

2,067

Est. population

16,360/km²

72%

Employed

61%

Degree educated

£43,000

Median income

4.5%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

14%
44%
20%
16%
Under 1814%
18–3444%
35–4920%
50–6416%
65+6%

Tenure

14%
22%
46%
17%
Own outright14%
Own (mortgage)22%
Private rent46%
Social rent17%
Shared ownership1%

Ethnicity

45%
21%
14%
White British45%
White Other21%
Asian6%
Black14%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household56%
Unemployed7%
No qualifications8%

Housing tenure (Census 2021)

Private rent46%
Social rent17%

vs. London

Income vs London+2.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
14
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
89 homes · BOND HOUSE, BOND HOUSE, GOODWOOD ROAD, SE14 6BL
Pipeline pressure
NONE

Named schemes (500m)

SITE ADJOINING, 9, SITE ADJOINING, 9, ENDWELL ROAD, SE412 homes
completed
SITES OF, 67-77 & 83-85, SITES OF, 67-77 & 83-85, DRAKEFELL ROAD, SE1410 homes
completed
GARAGES AT CROSSWAY COURT, GARAGES AT CROSSWAY COURT, ENDWELL ROAD, SE4 2NE9 homes
completed
NEW CROSS RESERVOIR, NEW CROSS RESERVOIR, JERNINGHAM ROAD, SE14 5NJ9 homes
completed
Sim Lodge, 33, Sim Lodge, 33, Pepys Road, SE47 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 5NN

Full postcodeSE14 5NN
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.469952
Longitude-0.042320
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