Deptford · Lewisham · Lewisham North constituency · 51.47824, -0.02627

SE8 4NS— Deptford, Lewisham

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

The practical family move

 

Schools 100%Safety 63/100Transport 64/100Yield 7.69%⚠ Knotweed sites nearby

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
68
Safety
63
Schools
90
Transport
64
Environment
59
Investment
71

The bottom line

SE8 4NS offers exceptional schools (100% Good/Outstanding) and fast broadband at £222,500 median — 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 4NS

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 avg price-57.2% vs London avg
vs London income+1.4% vs London avg
vs London crime+171.0% vs London avg

Deep-dive guides for SE8 4NS

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

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“The practical family move”

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How SE8 4NS 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

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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

3

Incidents (1yr)

23

Incidents (5yr)

Nearest station: Deptford · 907m

Crime is +171% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£222,500

Median sale price

Bottom 25% — 57% below London median

£222,500 is 57% below the London median (£520,000)

-12.0%

This year

Flat

Dominant type

Price history

5-year change
-25.8%
Sales (24 months)6
New build0.0%
Avg terraced£270,000
Avg flat£215,000
Price per m²£4,371/m²
Price per ft²£406/ft²
Avg floor area51.7 m²

EPC breakdown

C
14%
D
21%
E
12%
F
1%
G
2%

Based on 50 properties · Confidence: high

Street mix

Terraced 11%Flat 84%Other 5%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,675

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.2×

Price-to-income

£1,113/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£129,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+4.5%

Total change

+275%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.9%

per year

Acceleration

-34.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 58 sales

Property Type Mix

Total: 58 sales

Terraced10.3%
Flat/maisonette89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£68k+25.8%1
Post-dot-com plateau2001–2004£101k£270k+167%4
Pre-crash peak2005–2007£162k£235k+44.8%3
GFC & correction2008–2011£130k£300k+130.8%2.5
Help-to-Buy recovery2013–2014£155k£175k+12.9%2
Brexit uncertainty2017–2019£340k£320k-5.9%2
Pandemic surge2021–2021£300k£300k+0%1
Rate-rise correction2022–2023£278k£538k+93.6%1.5
Current market2024–2026£269k£203k-24.8%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
2.8%
District
4.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position100

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
6.1 min walk
Deptford

Nearby stations

DeptfordNational Rail
1 min walk
New Cross ELL Rail StationWindrush · Southeastern
6 min walk
Deptford Bridge DLR StationDLR
7 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

422

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

100%

Full fibre

31%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed222 Mbps
Median download225 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: 46%
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

173

Parks (1km)

40

Restaurants (800m)

21

Cafes (800m)

12

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

33

Convenience

Nearest supermarketDeptford Supermarket · 100 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)

384m

Post office

Nearby shops

Sainsbury's Local37 m
Anything Chinese Supermarket45 m
Hop Burns & Black60 m
Mace Grocers & Off License66 m

Nearby cafes

Lai Cha29 m
Lomond Coffee46 m
Mouse Tail Coffee Stories66 m
Costa76 m

Nearby restaurants

Quick Stop40 m
Perfect Fried Chicken41 m
Tomi's Kitchen48 m
M&D Japanese Take Away50 m

Nearby pubs

Jam Circus30 m
Salt Deptford32 m
Bluethroat Bar63 m
Badger Badger93 m

Nearby gyms

Après London104 m
Commando Temple113 m
Wavelengths186 m
Wavelength Leisure Pool191 m

Nearby pharmacies

Krisons386 m
New Cross Pharmacy412 m
Rose Pharmacy476 m
Lockyer Pharmacy701 m

Nearby health

Waldron Dental Clinic379 m
Deptford Surgery385 m
Creek Road Dental Practice464 m
Merivale Dental689 m
Food hygiene (5-star)50% of 214

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

106 SUPERMARKET LIMITED
9 AND 9 FOOD LIMITED
AGAPE BARBING SALOON LIMITED
ANCHOR APPROVED LTD
BEESWING PROPERTY LTD

+12 more

Investment

Investment grade, yield and market outlook

71

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
7.7% (high)London avg: 3.8%Strong yield — top 6% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

58.8

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route837m
Crossrail 2 route8,115m

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%
Price vs London-57.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
37
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)
83
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£222,500)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE8 4NS

Full postcodeSE8 4NS
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.478244
Longitude-0.026267
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