Telegraph Hill · Lewisham · Lewisham North constituency · 51.47168, -0.04292

SE14 5NT— Telegraph Hill, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 57/100~1% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
80
Schools
60
Transport
57
Environment
53
Investment
39

The bottom line

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

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Location

SE14 5NT

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 5NT

🛡️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 5NT 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 · 6 min walk

KS2: 108.0

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 5 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 · 18 min walk

9 primaries · 3 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 · 489m

Crime is +2% above 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£15,925/m²
Price per ft²£1,479/ft²
Avg floor area84.6 m²

EPC breakdown

B
3%
C
25%
D
21%
E
5%
G
1%

Based on 55 properties · Confidence: high

Street mix

Semi 2%Terraced 41%Flat 56%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

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£211,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+10%

Total change

+1836%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.2%

per year

Acceleration

+42.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached1.7%
Terraced41.4%
Flat/maisonette56.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£156k+108%2.2
Post-dot-com plateau2002–2004£350k£351k+0.3%1.7
Pre-crash peak2005–2007£290k£200k-30.9%2.7
GFC & correction2008–2012£191k£449k+135%2.2
Help-to-Buy recovery2013–2016£825k£765k-7.3%2.8
Brexit uncertainty2017–2017£463k£463k+0%2
Pandemic surge2020–2021£395k£500k+26.7%4
Rate-rise correction2023–2023£755k£755k+0%1
Current market2024–2026£901k£1.45m+61.2%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
7.8%
District
7.8%
Terraced+0% α
Local
12.6%
District
12.6%

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
17.3 min walk
New Cross Gate ELL

Nearby stations

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

33

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

1.5 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

9

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park415m
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: 55%
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

5 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.6 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

155

Parks (1km)

22

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Rose (423 m)

Nearest supermarketThe Co-operative Food · 1.4 km
8 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)

449m

Post office

Nearby shops

Londis395 m
Hibah Food Centre432 m
One Stop451 m
Huong Que462 m

Nearby cafes

New X Coffee337 m
La Boulangerie361 m
Ding Tea370 m
PSH Cafe426 m

Nearby restaurants

Metro's394 m
Perfect Fried Chicken407 m
The Rosemary435 m
Dinner for One Hundred437 m

Nearby pubs

The Rose423 m
The Five Bells498 m
The Telegraph at The Earl of Derby507 m
Student Union Bar563 m

Nearby gyms

Indoor Sports court402 m
Club Pulse (Fitness Centre and Gym)403 m
Goldsmiths Gym412 m
Renaissance yoga & well being923 m

Nearby pharmacies

Queens Road Pharmacy410 m

Nearby health

New Cross Gate Dialysis Unit637 m
Food hygiene (5-star)48% of 94

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

39

Investment score

Weak

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

Low gross yield (1.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
1.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Very High

Demand

Very 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

68.5

Price growth score

B
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route359m
Crossrail 2 route7,498m

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)
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
114 homes · SITE OF FORMER CLIFTON MEDICAL CENTRE, 23-27 CLIFTON RISE &, SITE OF FORMER CLIFTON MEDICAL CENTRE, 23-27 CLIFTON RISE &, BATAVIA ROAD, SE14
Pipeline pressure
NONE

Named schemes (500m)

Hatcham Mews Business Centre, Hatcham Mews Business Centre, Hatcham Park Mews, SE14 5QA16 homes
completed
HATCHAM MEWS BUSINESS CENTRE, HATCHAM MEWS BUSINESS CENTRE, HATCHAM PARK MEWS, CLIVE TERRACE (7), SE1415 homes
completed
NEW CROSS RESERVOIR, NEW CROSS RESERVOIR, JERNINGHAM ROAD, SE14 5NJ9 homes
completed
GARAGES ADJACENT TO 1, GARAGES ADJACENT TO 1, PEPYS ROAD, SE14 5SA7 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 5NT

Full postcodeSE14 5NT
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.471680
Longitude-0.042923
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