New Cross Gate · Lewisham · Lewisham North constituency · 51.47513, -0.04360

SE14 5UJ— New Cross Gate, Lewisham

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

The practical family move

 

Schools 100%Safety 72/100Transport 60/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
72
Schools
90
Transport
60
Environment
53
Investment
71

The bottom line

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

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Location

SE14 5UJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE14 5UJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE14 5UJ 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 · 10 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 · 15 min walk

7 primaries · 2 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 436m

Crime is +90% above London average

Property

Prices, sales volume and market trends

Avg floor area98.5 m²

EPC breakdown

C
10%
D
14%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Terraced 21%Flat 68%Other 11%

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

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 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+8.5%

Total change

+728%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

+19.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Terraced23.5%
Flat/maisonette76.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£150k+175.2%1.5
Post-dot-com plateau2004–2004£288k£288k+0%2
Pre-crash peak2005–2006£195k£223k+14.1%1.5
GFC & correction2009–2012£250k£521k+108.2%1.7
Help-to-Buy recovery2013–2014£380k£460k+21.1%1
Brexit uncertainty2018–2018£413k£413k+0%1
Rate-rise correction2023–2023£451k£451k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
17.6 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
10 min walk
Queens Road Peckham Rail StationWindrush · Southern
12 min walk
Brockley Rail StationSouthern · Windrush
15 min walk
2 bus routes · 6 stops within 400m · 186 buses/hr peak

55

Walkability score

97

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 park159m
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: 3.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
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

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 · 3.0 km
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

128

Parks (1km)

24

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketAldi · 946 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)

195m

Post office

Nearby shops

Londis182 m
Hibah Food Centre198 m
One Stop204 m
Huong Que230 m

Nearby cafes

New X Coffee123 m
2T's Cafe199 m
La Boulangerie202 m
Awake209 m

Nearby restaurants

Perfect Fried Chicken189 m
La Placita Mall209 m
The Rosemary222 m
Chinese Noodle Bar223 m

Nearby pubs

The Five Bells219 m
The Rose273 m
The Old Library Bar342 m
New Cross Inn458 m

Nearby gyms

Goldsmiths Gym485 m
Club Pulse (Fitness Centre and Gym)491 m
Indoor Sports court499 m

Nearby pharmacies

Queens Road Pharmacy266 m

Nearby health

New Cross Gate Dialysis Unit337 m
Food hygiene (5-star)44% of 93

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

71

Investment score

Strong

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

44.8

Price growth score

D
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route50m
Crossrail 2 route7,329m

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

Inner cityVery 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)
20
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)
22
Largest scheme
344 homes · FORMER BRITISH RAIL GOODS YARD, FORMER BRITISH RAIL GOODS YARD, SANFORD STREET, 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 5UJ

Full postcodeSE14 5UJ
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.475126
Longitude-0.043596
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