New Cross Gate · Lewisham · Lewisham North constituency · 51.47510, -0.04517

SE14 5QA— New Cross Gate, Lewisham

Location and area intelligence for SE14 5QA, New Cross Gate, Lewisham

The practical family move

 

Schools 100%Safety 72/100Transport 63/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
72
Schools
90
Transport
63
Environment
51
Investment
45

The bottom line

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

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Location

SE14 5QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+90.0% vs London avg

Deep-dive guides for SE14 5QA

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE14 5QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haberdashers' Hatcham Primary

Good · Inspected Nov 2023 · 6 min walk

KS2: 107.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 10 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

Clyde Nursery School.

Good · 16 min walk

8 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

123.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+63% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour18%
Burglary8%
Theft6%
Drug offences5%
Vehicle crime5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 338m

Crime is +90% above 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£8,261/m²
Price per ft²£768/ft²
Avg floor area70.9 m²

EPC breakdown

B
15%
C
20%
D
1%

Based on 36 properties · Confidence: high

Street mix

Semi 14%Terraced 21%Flat 61%Other 4%

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£177,250
Rebuild cost per m²£2,500/m²

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

Construction era1950
Walls²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+3.2%

Total change

+37%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.3%

per year

Acceleration

+71.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached14.8%
Terraced22.2%
Flat/maisonette63%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£473k£791k+67.1%6
Brexit uncertainty2018–2018£658k£658k+0%4
Pandemic surge2020–2021£520k£510k-1.9%2.5
Rate-rise correction2022–2023£633k£830k+31.2%1.5
Current market2024–2025£495k£650k+31.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
0.5%
District
0.5%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
18.9 min walk
New Cross Gate ELL

Nearby stations

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

42

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

1.3 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 park256m
Santander docks (800m)0
Nearest cycle dock1.3 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: 3.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below 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

10 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

9

Convenience

Nearest supermarketAldi · 851 m
3 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

86m

Post office

Nearby shops

Londis83 m
Hibah Food Centre90 m
One Stop95 m
Huong Que121 m

Nearby cafes

2T's Cafe90 m
Awake100 m
BoBAR169 m
New X Coffee226 m

Nearby restaurants

Perfect Fried Chicken86 m
La Placita Mall111 m
The Rosemary115 m
Chinese Noodle Bar115 m

Nearby pubs

The Five Bells114 m
The Old Library Bar242 m
The Rose382 m
New Cross Inn566 m

Nearby gyms

Goldsmiths Gym583 m
Club Pulse (Fitness Centre and Gym)587 m
Indoor Sports court594 m

Nearby pharmacies

Queens Road Pharmacy168 m

Nearby health

New Cross Gate Dialysis Unit428 m
Food hygiene (5-star)43% of 91

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

45

Investment score

Moderate

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

Low gross yield (3.0%) 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
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score19/100
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

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.8

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route108m
Crossrail 2 route7,226m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,031 nationally

1,790

Est. population

18,189/km²

64%

Employed

47%

Degree educated

£41,800

Median income

6.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

19%
37%
22%
16%
Under 1819%
18–3437%
35–4922%
50–6416%
65+6%

Tenure

23%
31%
37%
Own outright7%
Own (mortgage)23%
Private rent31%
Social rent37%
Shared ownership1%
Rent free0%

Ethnicity

40%
27%
White British40%
White Other10%
Asian4%
Black27%
Mixed10%
Other10%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household59%
Unemployed8%
No qualifications15%

Housing tenure (Census 2021)

Social rent37%
Private rent31%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
22
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)
21
Largest scheme
378 homes · MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY 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
Antony (1-20) and Edward Robinson (1-24) Houses, Antony (1-20) and Edward Robinson (1-24) Houses, Reaston Street, Barlborough Street, SE14 5DU67 homes
completed
SITE 1A KENDER REGENERATION, 1-203, SITE 1A KENDER REGENERATION, 1-203, BESSON STREET, KENDER STREET (221), SE1448 homes
completed
178-182, 178-182, New Cross Road, New Cross, SE14 5AA28 homes
completed
Hatcham Mews Business Centre, Hatcham Mews Business Centre, Hatcham Park Mews, SE14 5QA16 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
41.2%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

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Key facts for SE14 5QA

Full postcodeSE14 5QA
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.475098
Longitude-0.045167
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