Deptford · Lewisham · Lewisham North constituency · 51.47811, -0.02642

SE8 4BX— Deptford, Lewisham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 63/100Transport 64/100Yield 4.16%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
63
Schools
90
Transport
64
Environment
59
Investment
68

The bottom line

SE8 4BX offers exceptional schools (100% Good/Outstanding) — strong value for Investors 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 4BX

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 4BX

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

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Postcode Personality

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“High-connectivity investment target”

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How SE8 4BX 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 · 5 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

9 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Deptford · 913m

Crime is +171% above London average

Property

Prices, sales volume and market trends

Avg floor area78 m²

EPC breakdown

B
9%
C
4%

Based on 13 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£195,000
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.21 W/m²K
Roof(other premises above)
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

2016–2021 · CAGR

+-3%

Total change

-14%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.8%

per year

Acceleration

-7.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Terraced75%
Flat/maisonette25%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£721k£721k+0%2
Brexit uncertainty2017–2017£695k£695k+0%1
Pandemic surge2021–2021£620k£620k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
6 min walk
Deptford

Nearby stations

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

75

Walkability score

420

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)

4

EV chargers (800m)

Total spaces (800m)14
Nearest car park188m
Santander docks (800m)1
Nearest cycle dock0.7 km

Connectivity

Broadband and mobile coverage

46%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed59 Mbps
Median download30 Mbps
Superfast coverage46%
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: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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

5 min walk

78%

Recommend GP

78%

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 · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

174

Parks (1km)

40

Restaurants (800m)

21

Cafes (800m)

11

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

33

Convenience

Nearest supermarketDeptford Supermarket · 88 m
3 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

12

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

368m

Post office

Nearby shops

Anything Chinese Supermarket44 m
Mace Grocers & Off License51 m
Sainsbury's Local55 m
Halal Butcher71 m

Nearby cafes

Lomond Coffee45 m
Lai Cha46 m
Costa79 m
Mouse Tail Coffee Stories80 m

Nearby restaurants

Quick Stop32 m
M&D Japanese Take Away40 m
Perfect Fried Chicken42 m
Viet Rest50 m

Nearby pubs

Salt Deptford14 m
Jam Circus47 m
Bluethroat Bar77 m
Badger Badger109 m

Nearby gyms

Après London120 m
Commando Temple128 m
Wavelengths192 m
Wavelength Leisure Pool201 m

Nearby pharmacies

Krisons371 m
New Cross Pharmacy398 m
Rose Pharmacy493 m
Lockyer Pharmacy708 m

Nearby health

Waldron Dental Clinic366 m
Deptford Surgery370 m
Creek Road Dental Practice482 m
Merivale Dental695 m
Food hygiene (5-star)49% of 219

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

BLACK CUBE STUDIO LTD
KEKAKI LIMITED
MH COFFEECO LTD
MODERN BOTANICALS LIMITED
ODIAWA FOODS LIMITED

+3 more

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 score25/100
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

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route819m
Crossrail 2 route8,120m

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)
35
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)
85
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 AT, LAND AT, OCTAVIUS STREET, 125 DEPTFORD HIGH STREET, SE8132 homes
completed
35, 35, Clyde Street, SE8 5LW80 homes
completed
1 Creekside, London, SE8 4SA56 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, DEPTFORD HIGH STREET, DEPTFORD BROADWAY, REGINALD SQUARE, SE845 homes
completed
FORMER ODEON CINEMA, JUNCTION OF, FORMER ODEON CINEMA, JUNCTION OF, DEPTFORD BROADWAY, DEPTFORD CHURCH STREET, SE840 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 4BX

Full postcodeSE8 4BX
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.478111
Longitude-0.026417
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