New Cross Gate · Lewisham · Lewisham North constituency · 51.48910, -0.05079

SE16 2TB— New Cross Gate, Lewisham

Location and area intelligence for SE16 2TB, New Cross Gate, Lewisham

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 56/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
83
Schools
60
Transport
56
Environment
55
Investment
47

The bottom line

SE16 2TB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE16 2TB

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+5.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for SE16 2TB

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE16 2TB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rotherhithe Primary School

Not yet inspected · 4 min walk

—

Secondary

The Charter School Bermondsey

Not yet inspected · 15 min walk

P8: +0.12A8: 45.0

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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.2 incidents per 1,000 residents

Better than 62% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences29%
Anti-social behaviour20%
Other16%
Vehicle crime14%
Burglary9%
Drug offences7%
Theft5%
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 · 1.7km

Crime is 21% below 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£9,120/m²
Price per ft²£847/ft²
Avg floor area66.7 m²

EPC breakdown

B
21%
C
33%

Based on 54 properties · Confidence: high

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£166,750
Rebuild cost per m²£2,500/m²

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

Construction era2007 onwards
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
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

2002–2026 · CAGR

+5.1%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.2%

per year

Acceleration

-23.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 29 sales

Property Type Mix

Total: 29 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£93k£93k+0%1
Pre-crash peak2005–2005£128k£128k+0%1
GFC & correction2008–2012£240k£178k-26%3
Help-to-Buy recovery2013–2016£110k£405k+268.2%1.5
Brexit uncertainty2017–2019£138k£343k+148.2%1.7
Pandemic surge2020–2021£440k£452k+2.7%1
Current market2025–2026£430k£309k-28.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.3%
District
3.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

South BermondseyNational Rail
4 min walk
Surrey Quays Rail StationWindrush
6 min walk
Canada Water Underground StationJubilee
12 min walk
Canada Water Rail StationWindrush
12 min walk
Rotherhithe Rail StationWindrush
16 min walk
No bus stops within 400m

48

Walkability score

189

Footpaths (500m)

3

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria44 min ↑
Waterloo38 min ≈
Canary Wharf36 min ↓
City35 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)

1

EV chargers (800m)

Total spaces (800m)86
Nearest car park169m
Santander docks (800m)3
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Yellow Zone· no
615m
🅿️
Green Zone· no
671m
🅿️
Orange Zone· no
700m
🅿️
Blue Zone· no
720m
🅿️
Red Zone· no
764m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 9.0 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

14 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalGuy's Hospital · 3.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

22

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketChina Ark Market · 772 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

733m

Post office

Nearby shops

The Snapery Bakery437 m
Premier476 m
Bargain Booze484 m
Surrey Meat And Grocery Store505 m

Nearby cafes

Mama's Cafe248 m
Lions Den Cafe271 m
Millwall Cafe354 m
Mel's Cafe446 m

Nearby restaurants

Oh My Dog!194 m
Yama Sushi271 m
Victory Fish Bar273 m
Basil Leaf437 m

Nearby pubs

Fourpure Basecamp Taproom193 m
Whelans474 m
The Surrey Docks538 m
EeBria610 m

Nearby gyms

Southwark Park Sports and Athletics Centre434 m
InstantPadel795 m
Canada Water Leisure Centre805 m
Maple Quays Residents Gym1.1 km

Nearby pharmacies

Boots716 m
Superdrug779 m
Albion Chemist1.2 km

Nearby health

Canada Water Dental Health1.1 km
Food hygiene (5-star)58% 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

E

High street health

Investment

Investment grade, yield and market outlook

47

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score20/100
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

59.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score29/100
Bakerloo Extension route1,034m
Crossrail 2 route6,130m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,280 nationally

1,993

Est. population

30,000/km²

51%

Employed

34%

Degree educated

£44,200

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

33%
26%
18%
17%
Under 1834%
18–3426%
35–4918%
50–6417%
65+5%

Tenure

76%
Own outright1%
Own (mortgage)6%
Private rent10%
Social rent76%
Shared ownership7%
Rent free0%

Ethnicity

20%
50%
White British20%
White Other8%
Asian11%
Black50%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine23%
No car household52%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent76%
Private rent10%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
4
Local approval rate
67%
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)
53
Largest scheme
310 homes · Phases 4a & 4c, Silwood Estate, Phases 4a & 4c, Silwood Estate, Silwood Road, Goldsworthy gardens, SE16 2SJ
Pipeline pressure
NONE

Named schemes (500m)

Phases 4a & 4c, Silwood Estate, Phases 4a & 4c, Silwood Estate, Silwood Road, Goldsworthy gardens, SE16 2SJ310 homes
completed
SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD ESTATE REGENERATION Phase 4c, SILWOOD STREET, SE16 2TA146 homes
completed
Blueprint - Silwood Estate Phase 4B, Blueprint - Silwood Estate Phase 4B, Silwood Street, Debnams Road, Corbetts Lane, SE16127 homes
completed
Phase 1 Silwood Estate, Phase 1 Silwood Estate, Reculver Road, Alpine Road , Sketchley Gradens, SE16 2RD115 homes
completed
PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, PHASE 2A, SILWOOD ESTATE. LAND NORTH OF, RECULVER ROAD, SE16101 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 SE16 2TB

Full postcodeSE16 2TB
Postcode districtSE16
BoroughLondon Borough of Lewisham
WardNew Cross Gate
Latitude51.489103
Longitude-0.050790
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