New Cross Gate · Lewisham · Lewisham North constituency · 51.48325, -0.04984

SE15 1EX— New Cross Gate, Lewisham

Location and area intelligence for SE15 1EX, New Cross Gate, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 45/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
80
Schools
60
Transport
45
Environment
61
Investment
39

The bottom line

SE15 1EX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE15 1EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for SE15 1EX

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE15 1EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ilderton Primary School

Not yet inspected · Inspected Jun 2025 · 5 min walk

KS2: 108.7

—

Secondary

The St Thomas the Apostle College

Not yet inspected · 18 min walk

P8: +1.46A8: 60.8

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 14 min walk

9 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

68.6 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-10% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other21%
Burglary13%
Theft5%
Drug offences4%
Vehicle crime4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 1.1km

Crime is +5% 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£5,431/m²
Price per ft²£505/ft²
Avg floor area82.8 m²

EPC breakdown

C
13%
D
3%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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 yield857 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£207,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.4%

Total change

+535%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.5%

per year

Acceleration

-34.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£72k£72k+0%2
Post-dot-com plateau2001–2002£125k£142k+13.6%1
Pre-crash peak2005–2005£185k£185k+0%2
Help-to-Buy recovery2016–2016£325k£325k+0%1
Current market2025–2025£460k£460k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
16.9%
District
16.9%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Canada Water Underground StationJubilee line
19.6 min walk
South Bermondsey→ London Bridge· 4 tph
5 min

Nearby stations

South BermondseyNational Rail
8 min walk
New Cross Gate Rail StationSouthern · Windrush
14 min walk
Surrey Quays Rail StationWindrush
14 min walk
Queens Road Peckham Rail StationWindrush · Southern
15 min walk
New Cross ELL Rail StationWindrush · Southeastern
18 min walk
No bus stops within 400m

34

Walkability score

72

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★27 min
Victoria48 min ↑
Waterloo42 min ↑
Canary Wharf36 min ↓
City39 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

40

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)86
Nearest car park84m
Santander docks (800m)1
Nearest cycle dock0.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 17.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 9.7 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield856.7 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROVE MEDICAL CENTRE

WINDLASS PLACE, DEPTFORD, SE8 3QH

16 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

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

111

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Afrikiko (579 m)

Nearest supermarketAldi · 645 m

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

285m

Post office

Nearby shops

Georges Newsagents584 m
Cheers585 m
Nisa607 m
Food Market610 m

Nearby cafes

Avalon Cafe255 m
Ilderton Cafe263 m
Millwall Cafe371 m
Sylva Restaurant687 m

Nearby restaurants

Dac San Xu Nghe584 m
mayflower584 m
Morley's584 m
Esq.602 m

Nearby pubs

Afrikiko579 m
The Windsor617 m
Fourpure Basecamp Taproom689 m
Carlton Tavern760 m

Nearby gyms

Southwark Park Sports and Athletics Centre1.1 km

Nearby pharmacies

Queens Road Pharmacy1.0 km
Food hygiene (5-star)55% of 85

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

39

Investment score

Weak

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score41/100
Bakerloo Extension route507m
Crossrail 2 route6,679m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,220 nationally

1,867

Est. population

19,026/km²

63%

Employed

41%

Degree educated

£41,800

Median income

8.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

36

Community stability

Age profile

25%
26%
25%
16%
Under 1825%
18–3426%
35–4925%
50–6416%
65+7%

Tenure

19%
25%
41%
Own outright8%
Own (mortgage)19%
Private rent25%
Social rent41%
Shared ownership7%
Rent free0%

Ethnicity

22%
15%
38%
White British22%
White Other15%
Asian9%
Black38%
Mixed10%
Other8%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine26%
No car household61%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent41%
Private rent25%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
Local approval rate
100%
Borough approval rate
61%
Historic landfill (400m)
1
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)
74
Largest scheme
378 homes · MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY STREET, SE14
Pipeline pressure
NONE

Named schemes (500m)

MILLWALL FOOTBALL CLUB, MILLWALL FOOTBALL CLUB, COLD BLOW LANE, HORNSHAY STREET, SE14378 homes
completed
FORMER NEW CROSS HOSPITAL (PHASE II), FORMER NEW CROSS HOSPITAL (PHASE II), AVONLEY ROAD, SE14131 homes
completed
60A-62, 60A-62, HATCHAM ROAD, 134-140 ILDERTON ROAD, SE15 1TW86 homes
completed
180, 180, ILDERTON ROAD, LONDON, SE15 1N84 homes
completed
FORMER NEW CROSS HOSPITAL (PHASE III), FORMER NEW CROSS HOSPITAL (PHASE III), AVONLEY ROAD, SE1479 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 SE15 1EX

Full postcodeSE15 1EX
Postcode districtSE15
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.483252
Longitude-0.049844
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