New Cross Gate · Lewisham · Lewisham North constituency · 51.47913, -0.04527

SE14 5QS— New Cross Gate, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 56/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
70
Safety
83
Schools
90
Transport
56
Environment
52
Investment
39

The bottom line

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

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Location

SE14 5QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for SE14 5QS

🛡️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 5QS 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 · 1 min walk

KS2: 107.1

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 8 min walk

P8: +0.08A8: 44.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.1 incidents per 1,000 residents

Better than 62% of London
→ Stable

-34% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Anti-social behaviour17%
Robbery12%
Burglary7%
Drug offences6%
Vehicle crime6%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 685m

Crime is 23% 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£7,775/m²
Price per ft²£722/ft²
Avg floor area93.3 m²

EPC breakdown

C
3%
D
38%
E
4%

Based on 45 properties · Confidence: high

Street mix

Semi 3%Terraced 97%

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£233,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.6%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-39.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached3.3%
Terraced96.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£92k£168k+82.6%2.5
Post-dot-com plateau2001–2004£159k£245k+54.3%1.5
Pre-crash peak2005–2007£260k£345k+32.7%1
GFC & correction2009–2012£250k£380k+52%2
Help-to-Buy recovery2015–2016£583k£592k+1.6%2
Brexit uncertainty2017–2017£650k£650k+0%1
Pandemic surge2020–2020£675k£675k+0%1
Rate-rise correction2022–2022£670k£670k+0%1
Current market2024–2025£815k£670k-17.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.9%
District
10.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
New Cross Gate ELL

Nearby stations

New Cross Gate ELLNational Rail
7 min walk
New Cross Gate Rail StationSouthern · Windrush
7 min walk
New Cross ELL Rail StationWindrush · Southeastern
12 min walk
Queens Road Peckham Rail StationWindrush · Southern
13 min walk
Surrey Quays Rail StationWindrush
20 min walk
No bus stops within 400m

34

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

1.1 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

24

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)32
Nearest car park260m
Santander docks (800m)0
Nearest cycle dock1.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 3.2 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.1 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

15 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

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

133

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Library Bar (403 m)

Nearest supermarketAldi · 736 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

457m

Post office

Nearby shops

Payless373 m
Family Store376 m
Tottus Latin Shop382 m
New Cross News386 m

Nearby cafes

Starbucks322 m
Corner373 m
BoBAR417 m
Awake450 m

Nearby restaurants

Cheekos373 m
Nims Kitchen379 m
Happy Inn380 m
La Placita Mall396 m

Nearby pubs

The Old Library Bar403 m
The Five Bells417 m
The Windsor608 m
The Rose611 m

Nearby gyms

Goldsmiths Gym866 m
Club Pulse (Fitness Centre and Gym)878 m
Indoor Sports court889 m

Nearby pharmacies

Queens Road Pharmacy559 m

Nearby health

New Cross Gate Dialysis Unit437 m
Food hygiene (5-star)44% 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

E

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 (2.3%) 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
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
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

64.5

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route274m
Crossrail 2 route7,093m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,349 nationally

2,632

Est. population

15,732/km²

63%

Employed

51%

Degree educated

£41,800

Median income

3.8%

Claimant rate

Inner cityVery high densityMixed

33

Community stability

Age profile

21%
38%
23%
14%
Under 1821%
18–3438%
35–4923%
50–6414%
65+5%

Tenure

22%
39%
25%
Own outright11%
Own (mortgage)22%
Private rent39%
Social rent25%
Shared ownership3%
Rent free0%

Ethnicity

24%
17%
33%
White British24%
White Other17%
Asian13%
Black33%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household59%
Unemployed8%
No qualifications12%

Housing tenure (Census 2021)

Private rent39%
Social rent25%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
24
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)
14
Largest scheme
378 homes · MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY STREET, SE14
Pipeline pressure
NONE

Named schemes (500m)

MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY STREET, SE14378 homes
completed
FORMER BRITISH RAIL GOODS YARD, FORMER BRITISH RAIL GOODS YARD, SANFORD STREET, SE14344 homes
completed
COSTAIN DEPOT AND ADJACENT SCRAP YARD, COSTAIN DEPOT AND ADJACENT SCRAP YARD, COLD BLOW LANE, SE14182 homes
completed
B.R. GOODS YARD (PHASE III), NORTH PART, B.R. GOODS YARD (PHASE III), NORTH PART, SANFORD STREET, SE14170 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

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 5QS

Full postcodeSE14 5QS
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.479129
Longitude-0.045268
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