Deptford · Lewisham · Lewisham North constituency · 51.47633, -0.03143

SE8 4BG— Deptford, Lewisham

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

 

Schools 100%Safety 47/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
47
Schools
90
Transport
56
Environment
59
Investment
47

The bottom line

SE8 4BG offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

SE8 4BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
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 4BG

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

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How SE8 4BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grinling Gibbons Primary School

Good · Inspected Sept 2022 · 7 min walk

KS2: 105.0

—

Secondary

Addey and Stanhope School

Not yet inspected · 4 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

Clyde Nursery School.

Good · 11 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Deptford · 964m

Crime is +322% 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.

SE8 district median

£411,250

Based on 144 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£9,165/m²
Price per ft²£851/ft²
Avg floor area59.3 m²

EPC breakdown

A
1%
B
4%
C
9%
D
2%

Based on 16 properties · Confidence: medium

Street mix

Terraced 25%Flat 65%Other 10%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£148,250
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

Price Trajectory

2001–2025 · CAGR

+5.1%

Total change

+231%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.0%

per year

Acceleration

+48.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 18 sales

Property Type Mix

Total: 18 sales

Terraced27.8%
Flat/maisonette72.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£136k£235k+73.1%1.5
Pre-crash peak2005–2005£240k£240k+0%1
GFC & correction2011–2012£325k£239k-26.5%2
Help-to-Buy recovery2013–2016£163k£280k+71.8%2.5
Brexit uncertainty2017–2019£320k£295k-7.8%1
Pandemic surge2020–2020£300k£300k+0%1
Current market2025–2025£450k£450k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-38.6% alpha

Flat/maisonette-38.6% α
Local
-31.8%
District
6.8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Deptford Bridge DLR StationDLR line
7.9 min walk
New Cross

Nearby stations

New CrossNational Rail
1 min walk
New Cross ELL Rail StationWindrush · Southeastern
1 min walk
New Cross Gate Rail StationWindrush · Southern
8 min walk
Deptford Bridge DLR StationDLR
8 min walk
Greenwich DLR StationDLR
16 min walk
2 bus routes · 8 stops within 400m · 162 buses/hr peak

77

Walkability score

266

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge ★21 min
Victoria43 min ↑
Waterloo36 min ↓
Canary Wharf30 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

18

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park89m
Santander docks (800m)0
Nearest cycle dock1.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

35%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed239 Mbps
Median download237 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: 4.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 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

0 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

274

Parks (1km)

64

Restaurants (800m)

33

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketAsda · 383 m
2 tennis courts3 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

2

Libraries (1km)

1

Cinemas (2km)

374m

Post office

Nearby shops

YIP Oriental Store263 m
Orange Food & Wine274 m
Sainsbury's Local277 m
Londis304 m

Nearby cafes

Kamamo Coffe80 m
El Señorio Criollo152 m
7oz Coffee193 m
Delicious Cafe & Sandwich Bar256 m

Nearby restaurants

Éko '77135 m
New Cross142 m
Aloosh152 m
Crumble Mania157 m

Nearby pubs

Amersham Arms104 m
Jazzbourne107 m
Royal Albert233 m
The Shirker's Rest310 m

Nearby gyms

Iyengar Yoga Institute South London268 m
Après London520 m
Commando Temple528 m
Goldsmiths Gym552 m

Nearby pharmacies

New Cross Pharmacy89 m
Krisons386 m
Lockyer Pharmacy806 m

Nearby health

Waldron Dental Clinic123 m
Deptford Surgery381 m
New Cross Gate Dialysis Unit593 m
Food hygiene (5-star)39% of 237

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GROCY SHOP LTD
ORU PAPER LIMITED
SNOOT MEET LTD
TAMIL EVENTS LTD
THE NAIL SALON RAIDEN LIMITED

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score32/100
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 / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.4

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route479m
Crossrail 2 route8,071m

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

SuburbanHigh 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)
21
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)
91
Largest scheme
316 homes · ARKLOW TRADING ESTATE, ARKLOW TRADING ESTATE, ARKLOW ROAD, SE14 6EB
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, LAND BETWEEN, STANLEY STREET, MORNINGTON RD, GLENVILLE GR, DOUGLAS WAY, SE8262 homes
completed
SITE OF FORMER DEPTFORD GREEN SCHOOL, SITE OF FORMER DEPTFORD GREEN SCHOOL, AMERSHAM VALE, LONDON, SE14 6LQ120 homes
completed
NEW DEPTFORD GREEN, NEW DEPTFORD GREEN, ARKLOW ROAD, EDWARD STREET, SE1475 homes
completed
120, 122a & 136, 120, 122a & 136, TANNERS HILL, SE8 4QD58 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 4BG

Full postcodeSE8 4BG
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.476334
Longitude-0.031433
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