Deptford · Lewisham · Lewisham North constituency · 51.47905, -0.02041

SE8 3DZ— Deptford, Lewisham

Location and area intelligence for SE8 3DZ, Deptford, Lewisham

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 65/100Yield 4.16%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
68
Schools
90
Transport
65
Environment
57
Investment
69

The bottom line

SE8 3DZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

SE8 3DZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+123.0% vs London avg

Deep-dive guides for SE8 3DZ

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

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“High-connectivity investment target”

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How SE8 3DZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Tidemill Academy

Good · Inspected Nov 2022 · 4 min walk

KS2: 106.5

—

Secondary

Addey and Stanhope School

Not yet inspected · 9 min walk

P8: -0.38A8: 38.2

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

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

145.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+91% vs borough

Crime by type

Other33%
Violence & sexual offences27%
Anti-social behaviour12%
Drug offences9%
Theft7%
Vehicle crime6%
Burglary4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Greenwich Fire Station · 742m

Crime is +123% above London average

Property

Prices, sales volume and market trends

Avg floor area69.6 m²

EPC breakdown

B
28%

Based on 28 properties · Confidence: medium

Street mix

Terraced 11%Detached 5%Flat 74%Other 11%

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 costLow
Rebuild cost estimate£174,000
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.13 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+-2.7%

Total change

-47%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.4%

per year

Acceleration

-116.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Detached5.9%
Terraced11.8%
Flat/maisonette82.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£900k£340k-62.2%1
Pre-crash peak2007–2007£455k£455k+0%1
Brexit uncertainty2017–2018£484k£331k-31.6%4
Pandemic surge2020–2021£525k£330k-37.2%1.5
Rate-rise correction2022–2023£340k£645k+89.7%1
Current market2024–2024£475k£475k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
-9.2%
District
-6.1%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Greenwich DLR StationDLR line
3.9 min walk
Deptford

Nearby stations

DeptfordNational Rail
5 min walk
Greenwich DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
7 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
9 min walk
New Cross ELL Rail StationWindrush · Southeastern
11 min walk
No bus stops within 400m

64

Walkability score

334

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★22 min
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf24 min ↓
City33 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

22

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)114
Nearest car park268m
Santander docks (800m)1
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
763m

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed442 Mbps
Median download424 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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 km

Energy

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

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 yield854.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGFISHER MEDICAL CENTRE

3 KINGFISHER SQUARE, STAUNTON STREET, DEPTFORD, SE8 5DA

10 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

41

Restaurants (800m)

27

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

17

Sports (1km)

6

Convenience

Nearest supermarketDag Supermarket · 401 m
3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

641m

Post office

Nearby shops

Arapina167 m
Mama Nasha202 m
Nisa Local204 m
Tesco Express214 m

Nearby cafes

Spring Cafe68 m
Gaff213 m
Blue Tit235 m
Harmony Place Cafe280 m

Nearby restaurants

Paddy Wok301 m
Sultan Sofrasi354 m
Kitcho357 m
Big Red Pizza366 m

Nearby pubs

The Duke234 m
Little Nan’s 2.0240 m
Villages245 m
Feed The Yak301 m

Nearby gyms

More Yoga143 m
Wavelengths Leisure Centre233 m
Wavelength Leisure Pool240 m
Wavelengths267 m

Nearby pharmacies

Rose Pharmacy200 m
Duncan's Pharmacy565 m
Krisons635 m
Geepharm Chemist754 m

Nearby health

Creek Road Dental Practice202 m
Greenwich Private Doctors366 m
Merivale Dental378 m
The Carnaby Laser Clinic397 m
Food hygiene (5-star)57% of 214

Business

Local businesses registered here

Active businesses
22
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

ABS COUNTRYSIDE LIMITED
AMSTEIN LTD
ANA DEL RIO LTD
BETHANY WILLIAMS LIMITED
CAWLEY STUDIO LIMITED

+15 more

Investment

Investment grade, yield and market outlook

69

Investment score

Good

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score28/100
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

59.7

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,112m
Crossrail 2 route8,285m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,049 nationally

2,157

Est. population

18,741/km²

66%

Employed

58%

Degree educated

£42,600

Median income

7.8%

Claimant rate

Urban coreVery high densityYoung professionals

35

Community stability

Age profile

20%
37%
22%
17%
Under 1820%
18–3437%
35–4922%
50–6417%
65+5%

Tenure

19%
29%
45%
Own outright6%
Own (mortgage)19%
Private rent29%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

31%
14%
30%
White British31%
White Other14%
Asian13%
Black30%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household69%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Social rent45%
Private rent29%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
51
Borough approval rate
61%
Opportunity area
Deptford Creek/Greenwich Riverside
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
59
Largest scheme
980 homes · Greenwich Reach East, Greenwich Reach East, Thames Street, Norway Street, Creek Road, Deptford Creek, Greenwich, SE10
Pipeline pressure
NONE

Named schemes (500m)

DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8652 homes
completed
Creekside Industrial Estate bounded by, Creekside Industrial Estate bounded by, Creek Road, & Copperas Street (west), Greenwich, SE10371 homes
completed
Land bounded by Deptford Creek, Land bounded by Deptford Creek, Copperas Street, Creek Road, Greenwich, SE8249 homes
completed
Blocks B, C & F - The Quarter, 43-81, Blocks B, C & F - The Quarter, 43-81, Greenwich High Road, Greenwich, SE10227 homes
completed
CREEKSIDE VILLAGE EAST, CREEKSIDE VILLAGE EAST, COPPERAS STREET, SE8226 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
22.9%
Ward turnout
30%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Brenda DacresLabour and Co-operative Party
Rosie ParryLabour and Co-operative Party
Stephen HayesLabour and Co-operative Party

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Key facts for SE8 3DZ

Full postcodeSE8 3DZ
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.479053
Longitude-0.020414
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