Deptford · Lewisham · Lewisham North constituency · 51.47565, -0.02907

SE8 4AH— Deptford, Lewisham

Location and area intelligence for SE8 4AH, Deptford, Lewisham

High-connectivity investment target

 

Schools 100%Safety 47/100Transport 66/100Yield 4.16%⚠ Knotweed sites nearby

Best for: Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
47
Schools
90
Transport
66
Environment
59
Investment
70

The bottom line

SE8 4AH offers exceptional schools (100% Good/Outstanding) — strong value for Investors and Young professionals who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE8 4AH scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE8 4AH meets your needs.

Location

SE8 4AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+322.0% vs London avg

Deep-dive guides for SE8 4AH

🛡️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 4AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oak Gardens Primary School

Good · Inspected Jan 2023 · 5 min walk

KS2: 104.9

—

Secondary

Addey and Stanhope School

Not yet inspected · 2 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 9 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

274.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+262% vs borough

Crime by type

Other29%
Violence & sexual offences19%
Anti-social behaviour15%
Theft13%
Burglary8%
Drug offences6%
Robbery6%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 1.1km

Crime is +322% above London average

Property

Prices, sales volume and market trends

Avg floor area48.8 m²

EPC breakdown

B
6%
C
5%

Based on 11 properties · Confidence: medium

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£122,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, 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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Deptford Bridge DLR StationDLR line
5.7 min walk
New Cross

Nearby stations

New CrossNational Rail
3 min walk
New Cross ELL Rail StationWindrush · Southeastern
3 min walk
Deptford Bridge DLR StationDLR
6 min walk
New Cross Gate Rail StationWindrush · Southern
10 min walk
Greenwich DLR StationDLR
14 min walk
2 bus routes · 7 stops within 400m · 128 buses/hr peak

82

Walkability score

335

Footpaths (500m)

0

Santander docks (800m)

1.0 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

14

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park34m
Santander docks (800m)0
Nearest cycle dock1.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 4.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 km

Energy

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

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

2 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

251

Parks (1km)

63

Restaurants (800m)

29

Cafes (800m)

10

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

26

Convenience

Nearest supermarketAsda · 204 m
2 tennis courts3 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

11

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

193m

Post office

Nearby shops

Orange Food & Wine93 m
Alaba Food146 m
Payless184 m
Deptford Supermarket189 m

Nearby cafes

El Señorio Criollo33 m
7oz Coffee44 m
Zelish's Cafe172 m
Jenny's Cafe196 m

Nearby restaurants

The Pizza Room12 m
Miliki Spot18 m
Dokis68 m
Cibaeña 2 España69 m

Nearby pubs

Royal Albert62 m
Jazzbourne78 m
The Little Crown163 m
Big J's Biltong Bar209 m

Nearby gyms

Iyengar Yoga Institute South London90 m
Kindred Yoga419 m
Après London439 m
Wavelengths444 m

Nearby pharmacies

Krisons206 m
New Cross Pharmacy253 m
Rose Pharmacy814 m
Lockyer Pharmacy901 m

Nearby health

Deptford Surgery200 m
Waldron Dental Clinic264 m
New Cross Gate Dialysis Unit768 m
Creek Road Dental Practice803 m
Food hygiene (5-star)40% of 243

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

IGWE BADMUS LTD
STAYSELEVATED LTD

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

57.8

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route490m
Crossrail 2 route8,231m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,986 nationally

1,719

Est. population

7,764/km²

61%

Employed

47%

Degree educated

£42,600

Median income

10.8%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

33

Community stability

Age profile

20%
37%
20%
14%
Under 1820%
18–3437%
35–4920%
50–6414%
65+9%

Tenure

17%
36%
35%
Own outright11%
Own (mortgage)17%
Private rent36%
Social rent35%
Shared ownership2%
Rent free0%

Ethnicity

23%
13%
16%
32%
White British23%
White Other13%
Asian16%
Black32%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household63%
Unemployed8%
No qualifications17%

Housing tenure (Census 2021)

Private rent36%
Social rent35%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
36
Borough approval rate
61%
Opportunity area
Deptford Creek/Greenwich Riverside
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
100
Largest scheme
310 homes · SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, LAND BETWEEN, STANLEY STREET, MORNINGTON RD, GLENVILLE GR, DOUGLAS WAY, SE8262 homes
completed
LAND AT, LAND AT, OCTAVIUS STREET, 125 DEPTFORD HIGH STREET, SE8132 homes
completed
120, 122a & 136, 120, 122a & 136, TANNERS HILL, SE8 4QD58 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, DEPTFORD HIGH STREET, DEPTFORD BROADWAY, REGINALD SQUARE, SE845 homes
completed
459-463, 459-463, New Cross Road, SE14 6TA40 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 4AH

Full postcodeSE8 4AH
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.475647
Longitude-0.029072
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