Telegraph Hill · Lewisham · Lewisham North constituency · 51.46646, -0.04078

SE4 2NZ— Telegraph Hill, Lewisham

Location and area intelligence for SE4 2NZ, Telegraph Hill, Lewisham

The family fortress

 

Schools 100%Safety 84/100Transport 56/100Low yield 3.14%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
84
Schools
100
Transport
56
Environment
57
Investment
52

The bottom line

SE4 2NZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SE4 2NZ scores on each.

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Location

SE4 2NZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE4 2NZ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE4 2NZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

John Stainer Community Primary School

Outstanding · Inspected Feb 2024 · 3 min walk

KS2: 106.5

—

Secondary

Haberdashers' Hatcham College

Not yet inspected · 3 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

Chelwood Nursery School

Not inspected · 11 min walk

8 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour16%
Burglary10%
Vehicle crime8%
Drug offences7%
Theft2%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: New Cross Fire Station · 983m

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area59.9 m²

EPC breakdown

C
5%
D
3%

Based on 8 properties · Confidence: low

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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£149,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2020 · CAGR

+8.6%

Total change

+244%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.6%

per year

Acceleration

-67.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£98k£98k+0%2
GFC & correction2008–2008£163k£163k+0%1
Help-to-Buy recovery2016–2016£295k£295k+0%1
Pandemic surge2020–2020£335k£335k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
18.4 min walk
Brockley→ London Bridge· 6 tph
12 min

Nearby stations

Brockley Rail StationSouthern · Windrush
4 min walk
BrockleyNational Rail
4 min walk
New Cross Gate Rail StationWindrush · Southern
12 min walk
New Cross ELL Rail StationWindrush · Southeastern
16 min walk
Queens Road Peckham Rail StationWindrush · Southern
17 min walk
No bus stops within 400m

31

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria39 min ↑
Waterloo41 min ↑
Canary Wharf33 min ↓
City42 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)20
Nearest car park173m
Santander docks (800m)0
Nearest cycle dock1.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G92%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 4.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

VESTA ROAD SURGERY

58 VESTA ROAD, SE4 2NH

3 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.1 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

394

Parks (1km)

14

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketThe Co-operative Food · 880 m
11 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

0

Libraries (1km)

1

Cinemas (2km)

1.0km

Post office

Nearby shops

Logan's353 m
Doorstep Bakery354 m
J H Singh Newsagents769 m
R + A Newsagent901 m

Nearby cafes

RG's Coffee Kiosk310 m
The Hill Station325 m
Good As Gold341 m
The Broca346 m

Nearby restaurants

Dinner for One Hundred322 m
Oliver's352 m
Sikatio Restaurant Bar & Grill360 m
Brorritos361 m

Nearby pubs

waterintobeer335 m
Parlez349 m
The Brockley Barge402 m
The Gantry448 m

Nearby gyms

Renaissance yoga & well being326 m
Indoor Sports court744 m
Club Pulse (Fitness Centre and Gym)755 m
Goldsmiths Gym771 m

Nearby pharmacies

Cheltenham Chemist918 m
Queens Road Pharmacy973 m

Nearby health

New Cross Gate Dialysis Unit1.2 km
Food hygiene (5-star)56% of 68

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

52

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

38.9

Price growth score

D
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route796m
Crossrail 2 route7,856m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,224 nationally

1,674

Est. population

16,614/km²

67%

Employed

57%

Degree educated

£44,500

Median income

8.4%

Claimant rate

Inner cityVery high densityYoung professionals

44

Community stability

Age profile

21%
28%
22%
20%
Under 1821%
18–3428%
35–4922%
50–6420%
65+9%

Tenure

15%
29%
23%
33%
Own outright15%
Own (mortgage)29%
Private rent23%
Social rent33%
Shared ownership0%

Ethnicity

43%
15%
24%
White British43%
White Other15%
Asian5%
Black24%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household46%
Unemployed7%
No qualifications10%

Housing tenure (Census 2021)

Social rent33%
Private rent23%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
84 homes · LAND AT BROCKLEY COAL YARD, LAND AT BROCKLEY COAL YARD, SEYMOUR GARDENS, SE4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT BROCKLEY COAL YARD, LAND AT BROCKLEY COAL YARD, SEYMOUR GARDENS, SE484 homes
completed
SITE SOUTH SIDE OF, SITE SOUTH SIDE OF, FOXWELL STREET, SE450 homes
completed
MARTINS YARD, 82A, MARTINS YARD, 82A, ENDWELL ROAD, SE4 2PD47 homes
completed
Bridge House, 4, Bridge House, 4, Mantle Road, SE4 2EX34 homes
completed
5, 5, ST NORBERT ROAD, SE4 2EY32 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
25.5%
Ward turnout
35%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Joan MillbankLabour
Paul BellLabour
Luke SorbaLabour

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Key facts for SE4 2NZ

Full postcodeSE4 2NZ
Postcode districtSE4
BoroughLondon Borough of Lewisham
WardTelegraph Hill
Latitude51.466464
Longitude-0.040785
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