New Cross Gate · Lewisham · Lewisham North constituency · 51.47484, -0.04224

SE14 5UP— New Cross Gate, Lewisham

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

The practical family move

 

Schools 100%Safety 72/100Transport 61/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
90
Transport
61
Environment
53
Investment
40

The bottom line

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

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Location

SE14 5UP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE14 5UP

🛡️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 5UP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St James's Hatcham Church of England Primary School

Not yet inspected · 4 min walk

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 7 min walk

P8: +0.08A8: 44.7

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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 513m

Crime is +90% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,880/m²
Price per ft²£918/ft²
Avg floor area69.7 m²

EPC breakdown

B
1%
C
1%
D
4%

Based on 6 properties · Confidence: low

Street mix

Terraced 50%Flat 50%

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£174,250
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

2002–2025 · CAGR

+7.2%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.7%

per year

Acceleration

+110.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Terraced44.4%
Flat/maisonette55.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£132k£185k+39.8%1.3
Pre-crash peak2007–2007£250k£250k+0%1
Help-to-Buy recovery2013–2013£230k£230k+0%1
Pandemic surge2020–2021£597k£380k-36.3%1
Current market2025–2025£660k£660k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
16.4 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

56

Walkability score

102

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 park108m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 52%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

32

Restaurants (800m)

21

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)

290m

Post office

Nearby shops

Gateway Supermarket204 m
Londis268 m
Hibah Food Centre290 m
La Bodega Del Barrio298 m

Nearby cafes

New X Coffee28 m
La Boulangerie103 m
Ding Tea115 m
Starbucks231 m

Nearby restaurants

Cummin' Up172 m
After Hours177 m
Gateway Chicken198 m
Cup.PhoBun209 m

Nearby pubs

The Rose178 m
The Five Bells317 m
New Cross Inn373 m
New Cross House378 m

Nearby gyms

Goldsmiths Gym388 m
Club Pulse (Fitness Centre and Gym)394 m
Indoor Sports court403 m
BALDR CrossFit973 m

Nearby pharmacies

Queens Road Pharmacy348 m
New Cross Pharmacy761 m

Nearby health

New Cross Gate Dialysis Unit298 m
Waldron Dental Clinic795 m
Food hygiene (5-star)43% of 112

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

40

Investment score

Moderate

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

Low gross yield (2.6%) 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
2.6% (low)London avg: 3.8%Below average yield — bottom 73%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

57.3

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route29m
Crossrail 2 route7,428m

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
344 homes · FORMER BRITISH RAIL GOODS YARD, FORMER BRITISH RAIL GOODS YARD, SANFORD STREET, 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

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Key facts for SE14 5UP

Full postcodeSE14 5UP
Postcode districtSE14
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.474843
Longitude-0.042240
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