Telegraph Hill · Lewisham · Lewisham North constituency · 51.47051, -0.04284

SE14 5NP— Telegraph Hill, Lewisham

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

The practical family move

 

Schools 100%Safety 81/100Transport 56/100Low yield 3.42%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
81
Schools
60
Transport
56
Environment
53
Investment
43

The bottom line

SE14 5NP offers exceptional schools (100% Good/Outstanding) and low crime at £500,000 median — a strong choice for Families.

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Location

SE14 5NP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-3.8% vs London avg
vs London income+2.4% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for SE14 5NP

🛡️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 5NP 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 · 4 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

8 primaries · 3 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 · 560m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£500,000

Median sale price

4% below London median

£500,000 is 4% below the London median (£520,000)

-63.1%

This year

Flat

Dominant type

Price history

5-year change
-29.1%
Sales (24 months)5
New build0.0%
Avg terraced£1,765,000
Avg flat£475,000
Price per m²£5,208/m²
Price per ft²£484/ft²
Avg floor area101.1 m²

EPC breakdown

B
6%
C
38%
D
39%
E
9%
F
4%

Based on 96 properties · Confidence: high

Street mix

Semi 3%Terraced 33%Flat 62%Other 2%

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

Stamp duty

Standard buyer£12,500
First-time buyerFTB
£3,750
Additional propertyBTL/2nd
£27,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.6×

Price-to-income

£2,501/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£252,750
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.7%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.9%

per year

Acceleration

-116.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 83 sales

Property Type Mix

Total: 83 sales

Semi-detached3.6%
Terraced32.5%
Flat/maisonette63.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£101k£74k-26.6%2.8
Post-dot-com plateau2001–2003£225k£121k-46.2%2
Pre-crash peak2005–2007£188k£307k+63.3%3.7
GFC & correction2008–2012£235k£370k+57.4%3.7
Help-to-Buy recovery2013–2016£205k£540k+163.4%3.2
Brexit uncertainty2017–2019£878k£500k-43%3
Pandemic surge2020–2021£498k£705k+41.7%5.5
Rate-rise correction2022–2023£1.68m£320k-80.9%2
Current market2024–2026£597k£418k-29.9%3.5

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
8.5%
District
8.5%
Terraced+0% α
Local
9.6%
District
9.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

74out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing20
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
17.6 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
9 min walk
New Cross ELL Rail StationWindrush · Southeastern
12 min walk
Queens Road Peckham Rail StationWindrush · Southern
13 min walk
No bus stops within 400m

31

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

1.6 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)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park293m
Santander docks (800m)0
Nearest cycle dock1.6 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: 25%
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

3 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

156

Parks (1km)

16

Restaurants (800m)

11

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 (508 m)

Nearest supermarketThe Co-operative Food · 1.3 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)

566m

Post office

Nearby shops

Londis511 m
Hibah Food Centre547 m
One Stop567 m
Huong Que574 m

Nearby cafes

The Hill Station326 m
New X Coffee464 m
PSH Cafe468 m
La Boulangerie481 m

Nearby restaurants

Dinner for One Hundred317 m
Metro's501 m
Perfect Fried Chicken523 m
The Rosemary547 m

Nearby pubs

The Telegraph at The Earl of Derby508 m
The Rose535 m
Skehans564 m
The Five Bells615 m

Nearby gyms

Indoor Sports court455 m
Club Pulse (Fitness Centre and Gym)460 m
Goldsmiths Gym472 m
Renaissance yoga & well being798 m

Nearby pharmacies

Queens Road Pharmacy513 m

Nearby health

New Cross Gate Dialysis Unit760 m
Food hygiene (5-star)50% of 90

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.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score14/100
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

58.3

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route470m
Crossrail 2 route7,550m

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%
Price vs London-3.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
17
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)
26
Largest scheme
89 homes · BOND HOUSE, BOND HOUSE, GOODWOOD ROAD, SE14 6BL
Pipeline pressure
NONE

Named schemes (500m)

NEW CROSS RESERVOIR, NEW CROSS RESERVOIR, JERNINGHAM ROAD, SE14 5NJ9 homes
completed
GARAGES AT CROSSWAY COURT, GARAGES AT CROSSWAY COURT, ENDWELL ROAD, SE4 2NE9 homes
completed
Sim Lodge, 33, Sim Lodge, 33, Pepys Road, SE47 homes
completed
GARAGES ADJACENT TO 1, GARAGES ADJACENT TO 1, PEPYS ROAD, SE14 5SA7 homes
completed
74, 74, Jerningham Road, Telegraph Hill, SE14 5NW6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£500,000)

£12,500

Standard buyer

£3,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE14 5NP

Full postcodeSE14 5NP
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.470509
Longitude-0.042843
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