Deptford · Lewisham · Lewisham North constituency · 51.47849, -0.02578

SE8 4BW— Deptford, Lewisham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 65/100Yield 4.16%⚠ Knotweed sites nearby

Best for: Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
63
Schools
90
Transport
65
Environment
59
Investment
68

The bottom line

SE8 4BW offers exceptional schools (100% Good/Outstanding) and fast broadband — 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.

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Location

SE8 4BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for SE8 4BW

🛡️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 4BW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Jun 2023 · 1 min walk

KS2: 109.4

—

Secondary

Addey and Stanhope School

Not yet inspected · 6 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

176.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+132% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Anti-social behaviour15%
Theft8%
Drug offences7%
Burglary6%
Vehicle crime5%
Robbery3%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

5

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Deptford · 905m

Crime is +171% above London average

Property

Prices, sales volume and market trends

Avg floor area60.3 m²

EPC breakdown

B
58%
C
11%

Based on 69 properties · Confidence: high

Street mix

Flat 93%Other 7%

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£150,750
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.25 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2024 · CAGR

+-0.5%

Total change

-6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.5%

per year

Acceleration

-61.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£266k£266k+0%9
Help-to-Buy recovery2013–2015£244k£370k+51.5%6.5
Brexit uncertainty2017–2018£405k£365k-9.9%1
Rate-rise correction2023–2023£435k£435k+0%1
Current market2024–2024£250k£250k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.3% alpha

Flat/maisonette-4.3% α
Local
-0.5%
District
3.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

DeptfordNational Rail
1 min walk
New Cross ELL Rail StationWindrush · Southeastern
7 min walk
Deptford Bridge DLR StationDLR
7 min walk
Greenwich DLR StationDLR
11 min walk
New Cross Gate Rail StationSouthern · Windrush
14 min walk
No bus stops within 400m

74

Walkability score

418

Footpaths (500m)

1

Santander docks (800m)

0.7 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

21

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)14
Nearest car park181m
Santander docks (800m)1
Nearest cycle dock0.7 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: 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 AONB11% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

KINGFISHER MEDICAL CENTRE

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

6 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

40

Restaurants (800m)

23

Cafes (800m)

12

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

30

Convenience

Nearest supermarketHa-Noi · 126 m
3 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

13

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

414m

Post office

Nearby shops

Sainsbury's Local9 m
Hop Burns & Black50 m
Anything Chinese Supermarket61 m
Tony's Daily76 m

Nearby cafes

Lai Cha28 m
The Waiting Room51 m
Mouse Tail Coffee Stories62 m
Costa74 m

Nearby restaurants

Tomi's Kitchen18 m
Buster Mantis25 m
KiliG26 m
Perfect Fried Chicken56 m

Nearby pubs

Jam Circus15 m
Bluethroat Bar56 m
Badger Badger73 m
Salt Deptford75 m

Nearby gyms

Après London64 m
Commando Temple73 m
Wavelength Leisure Pool162 m
Wavelengths164 m

Nearby pharmacies

Krisons415 m
Rose Pharmacy433 m
New Cross Pharmacy453 m
Lockyer Pharmacy698 m

Nearby health

Deptford Surgery415 m
Waldron Dental Clinic419 m
Creek Road Dental Practice421 m
The Carnaby Laser Clinic655 m
Food hygiene (5-star)50% of 219

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AWAWA STUDIOS LIMITED

Investment

Investment grade, yield and market outlook

68

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 score26/100
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

57.9

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route877m
Crossrail 2 route8,113m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,567 nationally

2,246

Est. population

16,952/km²

69%

Employed

55%

Degree educated

£42,600

Median income

8.9%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

18%
38%
25%
15%
Under 1818%
18–3438%
35–4925%
50–6415%
65+5%

Tenure

17%
43%
31%
Own outright6%
Own (mortgage)17%
Private rent43%
Social rent31%
Shared ownership2%
Rent free0%

Ethnicity

31%
20%
24%
White British31%
White Other20%
Asian13%
Black24%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household69%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent43%
Social rent32%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
42
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)
79
Largest scheme
652 homes · DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, OCTAVIUS STREET, 125 DEPTFORD HIGH STREET, SE8132 homes
completed
LAND AT, LAND AT, BERTHON STREET, DEPTFORD CHURCH STREET, SE883 homes
completed
35, 35, Clyde Street, SE8 5LW80 homes
completed
1 Creekside, London, SE8 4SA56 homes
completed
Rose Place (Frm Rose Bruford College) Ph2, Rose Place (Frm Rose Bruford College) Ph2, Creek Road, Deptford, SE8 3EB48 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 4BW

Full postcodeSE8 4BW
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.478487
Longitude-0.025782
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