New Cross Gate · Lewisham · Lewisham North constituency · 51.47458, -0.04420

SE14 5UH— New Cross Gate, Lewisham

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

The practical family move

 

Schools 100%Safety 72/100Transport 64/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
72
Schools
90
Transport
64
Environment
52
Investment
38

The bottom line

SE14 5UH offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE14 5UH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for SE14 5UH

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

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“The practical family move”

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How SE14 5UH 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 · 7 min walk

KS2: 107.1

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 9 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

Clyde Nursery School.

Good · 16 min walk

7 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

89

Road safety score

11

Accidents (5yr)

9

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 375m

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£8,872/m²
Price per ft²£824/ft²
Avg floor area102.6 m²

EPC breakdown

C
15%
D
20%

Based on 35 properties · Confidence: high

Street mix

Terraced 22%Flat 74%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£256,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.7%

Total change

+1020%

Market Activity

Price Velocity & Acceleration

Current Velocity

+263.6%

per year

Acceleration

+300.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 26 sales

Property Type Mix

Total: 26 sales

Terraced23.1%
Flat/maisonette76.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£125k£213k+70%1.5
Post-dot-com plateau2002–2002£58k£58k+0%1
Pre-crash peak2005–2007£195k£250k+28.2%1.3
GFC & correction2010–2011£250k£248k-0.8%1.5
Help-to-Buy recovery2013–2015£275k£370k+34.5%1
Brexit uncertainty2017–2018£315k£676k+114.6%2
Pandemic surge2020–2021£454k£613k+35.1%3
Current market2024–2025£385k£1.40m+263.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.9%
District
7.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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 min walk
New Cross Gate ELL

Nearby stations

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

40

Walkability score

99

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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park225m
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
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

9 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.9 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

133

Parks (1km)

24

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketAldi · 938 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

2

Libraries (1km)

1

Cinemas (2km)

163m

Post office

Nearby shops

Londis132 m
Hibah Food Centre158 m
One Stop171 m
Huong Que194 m

Nearby cafes

New X Coffee153 m
2T's Cafe162 m
Awake180 m
La Boulangerie236 m

Nearby restaurants

Perfect Fried Chicken142 m
The Rosemary178 m
Metro's179 m
Chinese Noodle Bar182 m

Nearby pubs

The Five Bells201 m
The Rose316 m
The Old Library Bar328 m
New Cross Inn512 m

Nearby gyms

Goldsmiths Gym499 m
Club Pulse (Fitness Centre and Gym)502 m
Indoor Sports court509 m

Nearby pharmacies

Queens Road Pharmacy209 m

Nearby health

New Cross Gate Dialysis Unit409 m
Food hygiene (5-star)43% of 100

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

38

Investment score

Weak

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

Low gross yield (1.9%) 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
1.9% (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 months0

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

56.2

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route124m
Crossrail 2 route7,308m

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)
18
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
204 homes · KENDER TRIANGLE PHASE 4, KENDER TRIANGLE PHASE 4, QUEENS ROAD, SE14
Pipeline pressure
NONE

Named schemes (500m)

FORMER GOODS YARD, 29, FORMER GOODS YARD, 29, GOODWOOD ROAD, SE1442 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
HATCHAM MEWS BUSINESS CENTRE, HATCHAM MEWS BUSINESS CENTRE, HATCHAM PARK MEWS, CLIVE TERRACE (7), SE1415 homes
completed
167-169, 167-169, New Cross Road, SE14 5DG14 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 5UH

Full postcodeSE14 5UH
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.474578
Longitude-0.044195
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