New Cross Gate · Lewisham · Lewisham North constituency · 51.48280, -0.04786

SE14 5RX— New Cross Gate, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 43/100~9% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
76
Schools
90
Transport
43
Environment
51
Investment
66

The bottom line

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

Less suited to Car-free commuters.

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Location

SE14 5RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for SE14 5RX

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE14 5RX 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 · 5 min walk

KS2: 107.1

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 12 min walk

P8: +0.08A8: 44.7

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.1 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+20% vs borough

Crime by type

Violence & sexual offences28%
Other22%
Anti-social behaviour16%
Vehicle crime10%
Robbery9%
Burglary7%
Drug offences4%
Theft4%

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 · 1.0km

Crime is +40% 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£4,432/m²
Price per ft²£412/ft²
Avg floor area43.7 m²

EPC breakdown

B
1%
C
45%
D
34%
E
6%
F
1%

Based on 87 properties · Confidence: high

Street mix

Terraced 1%Flat 99%

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£109,250
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+4.6%

Total change

+271%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-14.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 120 sales

Property Type Mix

Total: 120 sales

Terraced0.8%
Flat/maisonette99.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£69k+31%6
Post-dot-com plateau2001–2004£75k£123k+64%9.2
Pre-crash peak2005–2007£142k£150k+6%7.3
GFC & correction2008–2012£146k£105k-28.1%1.8
Help-to-Buy recovery2013–2016£147k£255k+74.1%4
Brexit uncertainty2017–2019£276k£264k-4.4%2
Pandemic surge2020–2020£212k£212k+0%3
Rate-rise correction2022–2023£242k£226k-6.6%3
Current market2025–2026£227k£195k-13.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.3%
District
5.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Canada Water Underground StationJubilee line
20.2 min walk
South Bermondsey→ London Bridge· 4 tph
5 min

Nearby stations

South BermondseyNational Rail
9 min walk
New Cross Gate Rail StationSouthern · Windrush
12 min walk
Surrey Quays Rail StationWindrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
15 min walk
New Cross ELL Rail StationWindrush · Southeastern
16 min walk
No bus stops within 400m

35

Walkability score

61

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge ★27 min
Victoria48 min ↑
Waterloo42 min ↑
Canary Wharf36 min ↓
City39 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

37

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)57
Nearest car park100m
Santander docks (800m)1
Nearest cycle dock0.8 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: 2.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 9.7 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

15 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

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

96

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Afrikiko (637 m)

Nearest supermarketAldi · 710 m

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

158m

Post office

Nearby shops

Cheers619 m
Georges Newsagents620 m
Nisa694 m
Food Market698 m

Nearby cafes

Avalon Cafe177 m
Ilderton Cafe409 m
Millwall Cafe492 m
Sylva Restaurant546 m

Nearby restaurants

New HongKong City607 m
Morley's624 m
Dac San Xu Nghe625 m
mayflower633 m

Nearby pubs

Afrikiko637 m
The Windsor653 m
The Old Library Bar753 m
Fourpure Basecamp Taproom794 m

Nearby gyms

Southwark Park Sports and Athletics Centre1.1 km

Nearby pharmacies

Queens Road Pharmacy953 m

Nearby health

New Cross Gate Dialysis Unit844 m
Food hygiene (5-star)49% of 69

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

66

Investment score

Good

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
8.8% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

59.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route535m
Crossrail 2 route6,813m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,358 nationally

1,701

Est. population

5,996/km²

68%

Employed

46%

Degree educated

£41,800

Median income

7.1%

Claimant rate

SuburbanMedium densityRenters

21

Community stability

Age profile

19%
34%
27%
15%
Under 1819%
18–3434%
35–4927%
50–6415%
65+5%

Tenure

15%
63%
15%
Own outright6%
Own (mortgage)15%
Private rent63%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

18%
27%
33%
White British18%
White Other27%
Asian8%
Black33%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine26%
No car household65%
Unemployed10%
No qualifications19%

Housing tenure (Census 2021)

Private rent63%
Social rent15%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
100%
Borough approval rate
61%
Historic landfill (400m)
1
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)
83
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
COSTAIN DEPOT AND ADJACENT SCRAP YARD, COSTAIN DEPOT AND ADJACENT SCRAP YARD, COLD BLOW LANE, SE14182 homes
completed
FORMER NEW CROSS HOSPITAL (PHASE II), FORMER NEW CROSS HOSPITAL (PHASE II), AVONLEY ROAD, SE14131 homes
completed
54, 54, AVONLEY ROAD, LONDON, SE14 5EW9 homes
completed
6 WRIGGLESWORTH STREET, LONDON, SE14 5EG1 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 5RX

Full postcodeSE14 5RX
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.482805
Longitude-0.047862
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