New Cross Gate · Lewisham · Lewisham North constituency · 51.47467, -0.04248

SE14 5UL— New Cross Gate, Lewisham

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

The practical family move

 

Schools 100%Safety 72/100Transport 61/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
72
Schools
60
Transport
61
Environment
54
Investment
44

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Check your dealbreakers

Toggle the things that matter to you — see how SE14 5UL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE14 5UL meets your needs.

Location

SE14 5UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

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

Deep-dive guides for SE14 5UL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE14 5UL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE14 5UL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St James's Hatcham Church of England Primary School

Not yet inspected · 4 min walk

—

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 15 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

7

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 492m

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£5,975/m²
Price per ft²£555/ft²
Avg floor area91.8 m²

EPC breakdown

C
8%
D
10%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Terraced 25%Flat 75%

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£229,500
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

1997–2024 · CAGR

+8.6%

Total change

+827%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-179.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Terraced25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£59k£105k+78.6%1.3
Post-dot-com plateau2001–2002£160k£157k-2.2%1
Pre-crash peak2006–2007£237k£275k+15.8%1.5
GFC & correction2010–2012£267k£298k+11.6%1.5
Help-to-Buy recovery2014–2016£475k£616k+29.7%1.5
Brexit uncertainty2017–2017£595k£595k+0%1
Pandemic surge2021–2021£252k£252k+0%1
Rate-rise correction2023–2023£660k£660k+0%1
Current market2024–2024£543k£543k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
10%
District
10%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

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
16.6 min walk
New Cross Gate ELL

Nearby stations

New Cross Gate ELLNational Rail
2 min walk
New Cross Gate Rail StationWindrush · Southern
2 min walk
New Cross ELL Rail StationWindrush · Southeastern
9 min walk
Queens Road Peckham Rail StationWindrush · Southern
13 min walk
Brockley Rail StationSouthern · Windrush
15 min walk
2 bus routes · 6 stops within 400m · 294 buses/hr peak

55

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

1.4 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

6

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park133m
Santander docks (800m)0
Nearest cycle dock1.4 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB19% 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

8 min walk

63%

Recommend GP

63%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.9 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

122

Parks (1km)

34

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketAldi · 1.0 km
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)

276m

Post office

Nearby shops

Gateway Supermarket225 m
Londis251 m
Hibah Food Centre275 m
One Stop285 m

Nearby cafes

New X Coffee34 m
La Boulangerie117 m
Ding Tea130 m
Starbucks250 m

Nearby restaurants

Cummin' Up193 m
After Hours198 m
Gateway Chicken219 m
Cup.PhoBun230 m

Nearby pubs

The Rose196 m
The Five Bells307 m
New Cross Inn395 m
New Cross House398 m

Nearby gyms

Goldsmiths Gym393 m
Club Pulse (Fitness Centre and Gym)398 m
Indoor Sports court407 m
BALDR CrossFit999 m

Nearby pharmacies

Queens Road Pharmacy329 m
New Cross Pharmacy783 m

Nearby health

New Cross Gate Dialysis Unit324 m
Food hygiene (5-star)43% of 106

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

44

Investment score

Moderate

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

8/100

Velocity score

Future outlook

61.5

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route54m
Crossrail 2 route7,418m

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)
22
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)
30
Largest scheme
182 homes · COSTAIN DEPOT AND ADJACENT SCRAP YARD, COSTAIN DEPOT AND ADJACENT SCRAP YARD, COLD BLOW LANE, SE14
Pipeline pressure
NONE

Named schemes (500m)

BOND HOUSE, BOND HOUSE, GOODWOOD ROAD, SE14 6BL89 homes
completed
289-307 & 313-321, 289-307 & 313-321, NEW CROSS ROAD, SE1445 homes
completed
FORMER GOODS YARD, 29, FORMER GOODS YARD, 29, GOODWOOD ROAD, SE1442 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

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

Live in SE14 5UL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE14 5UL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE14 5UL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE14 5UL

Full postcodeSE14 5UL
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.474667
Longitude-0.042478
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