Telegraph Hill · Lewisham · Lewisham North constituency · 51.46841, -0.05042

SE14 5TT— Telegraph Hill, Lewisham

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

The premium commuter base

 

Schools 100%Safety 84/100Transport 57/100Low yield 2.00%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
84
Schools
60
Transport
57
Environment
53
Investment
32

The bottom line

SE14 5TT offers exceptional schools (100% Good/Outstanding) and low crime at £856,142 median — a strong choice for Families.

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Location

SE14 5TT

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 avg price+64.6% vs London avg
vs London income+2.4% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE14 5TT

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

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“The premium commuter base”

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How SE14 5TT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hollydale Primary School

Not yet inspected · Inspected Oct 2024 · 2 min walk

KS2: 104.6

—

Secondary

The St Thomas the Apostle College

Not yet inspected · 6 min walk

P8: +1.46A8: 60.8

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 · 15 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Vehicle crime17%
Anti-social behaviour11%
Burglary11%
Theft6%
Drug offences3%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 573m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£856,142

Median sale price

Top 25% — 65% above London median

£856,142 is 65% above the London median (£520,000)

+14.3%

This year

Terraced

Dominant type

Price history

5-year change
+11.9%
Sales (24 months)6
New build0.0%
Avg detached£1,245,000
Avg terraced£856,142
Avg flat£390,000
Price per m²£8,817/m²
Price per ft²£819/ft²
Avg floor area98.5 m²

EPC breakdown

B
2%
C
6%
D
25%
E
6%
F
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 74%Detached 3%Flat 24%

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£30,307
First-time buyerFTB
£30,307
Additional propertyBTL/2nd
£55,991

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

19.9×

Price-to-income

£4,283/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£246,250
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, 100 mm loft insulation
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

1995–2025 · CAGR

+7.4%

Total change

+744%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.2%

per year

Acceleration

-21.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 75 sales

Property Type Mix

Total: 75 sales

Detached2.7%
Terraced74.7%
Flat/maisonette22.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£120k+33.3%2.2
Post-dot-com plateau2001–2004£189k£266k+40.9%2.8
Pre-crash peak2005–2007£291k£283k-3%3
GFC & correction2008–2012£200k£459k+129.5%1.8
Help-to-Buy recovery2013–2016£541k£375k-30.6%2.2
Brexit uncertainty2017–2019£720k£860k+19.4%3
Pandemic surge2020–2021£548k£765k+39.7%3
Rate-rise correction2022–2023£711k£940k+32.3%1.5
Current market2024–2025£952k£760k-20.2%3

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
8.1%
District
8.1%
Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Nunhead

Nearby stations

NunheadNational Rail
3 min walk
Queens Road Peckham Rail StationWindrush · Southern
9 min walk
Brockley Rail StationSouthern · Windrush
12 min walk
New Cross Gate Rail StationSouthern · Windrush
13 min walk
Peckham Rye Rail StationSoutheastern · Windrush
17 min walk
No bus stops within 400m

20

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria ★32 min
Waterloo42 min ↑
Canary Wharf40 min ↓
City44 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

12

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)20
Nearest car park414m
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 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: 3.8 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.8 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): 3

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

9 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalTessa Jowell Health Centre · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 1.2 km
10 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

794m

Post office

Nearby shops

Londis240 m
Julian supermarket504 m
Ayres526 m
Kender Express Food & Wine596 m

Nearby cafes

The Hill Station389 m
Goodcup584 m
Blackbird Bakery754 m
2T's Cafe778 m

Nearby restaurants

Silver Fish Bar168 m
King Valley Fried Chicken House235 m
Dinner for One Hundred395 m
Fortunate495 m

Nearby pubs

Skehans113 m
The Golden Anchor181 m
The Telegraph at The Earl of Derby280 m
The Hollydale Tavern435 m

Nearby gyms

MoreYoga791 m

Nearby pharmacies

Queens Road Pharmacy688 m
Sheel Pharmacy695 m
Food hygiene (5-star)46% of 52

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

32

Investment score

Weak

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

Low gross yield (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

59.7

Price growth score

C
Medium

Development pressure

Low

New supply risk

Excellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route935m
Crossrail 2 route7,157m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,132 nationally

1,451

Est. population

15,133/km²

67%

Employed

58%

Degree educated

£43,000

Median income

5.2%

Claimant rate

Inner cityVery high densityYoung professionals

46

Community stability

Age profile

21%
27%
22%
20%
Under 1821%
18–3427%
35–4922%
50–6420%
65+10%

Tenure

20%
28%
21%
31%
Own outright20%
Own (mortgage)28%
Private rent21%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

48%
14%
23%
White British48%
White Other14%
Asian3%
Black23%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine13%
No car household48%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent31%
Private rent21%

vs. London

Income vs London+2.4%
Price vs London+64.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
25
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
8
Local approval rate
100%
Borough approval rate
61%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
107 homes · DEV.SITE & PART OF KENDER TRIANGLE SITE, 1-203, DEV.SITE & PART OF KENDER TRIANGLE SITE, 1-203, BESSON STREET, SE14
Pipeline pressure
NONE

Named schemes (500m)

FORMER FYFFES WAREHOUSE, FORMER FYFFES WAREHOUSE, KITTO ROAD, SE1556 homes
completed
SOMERVILLE ESTATE, 2-27, SOMERVILLE ESTATE, 2-27, WELLINGTON CLOSE, SE1423 homes
completed
REAR OF ST ASAPH COURT AND REAR OF, 15-29, REAR OF ST ASAPH COURT AND REAR OF, 15-29, ST ASAPH ROAD, SE412 homes
completed
43-51, 43-51, KITTO ROAD, SE1410 homes
completed
10-16, 10-16, BRIANT STREET, SE1410 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 (£856,142)

£30,307

Standard buyer

£30,307

First-time buyer

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 5TT

Full postcodeSE14 5TT
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.468405
Longitude-0.050420
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