Deptford · Lewisham · Lewisham North constituency · 51.47496, -0.02504

SE8 4PB— Deptford, Lewisham

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 68/100Transport 67/100Yield 4.16%⚠ Knotweed sites nearby

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
68
Schools
90
Transport
67
Environment
60
Investment
69

The bottom line

SE8 4PB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

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

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Location

SE8 4PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+123.0% vs London avg

Deep-dive guides for SE8 4PB

🛡️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 4PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Tidemill Academy

Good · Inspected Nov 2022 · 4 min walk

KS2: 106.5

—

Secondary

Addey and Stanhope School

Not yet inspected · 3 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

145.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+91% vs borough

Crime by type

Other33%
Violence & sexual offences27%
Anti-social behaviour12%
Drug offences9%
Theft7%
Vehicle crime6%
Burglary4%
Robbery3%

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: Greenwich Fire Station · 795m

Crime is +123% above London average

Property

Prices, sales volume and market trends

Avg floor area83 m²

EPC breakdown

C
1%
D
3%
E
1%

Based on 5 properties · Confidence: low

Street mix

Flat 100%

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£207,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
RoofFlat, insulated (assumed)
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

2003–2021 · CAGR

+3.3%

Total change

+81%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.1%

per year

Acceleration

-169.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£249k£250k+0.4%3
Pre-crash peak2007–2007£265k£265k+0%1
GFC & correction2011–2012£275k£275k+0%1
Help-to-Buy recovery2013–2013£250k£250k+0%1
Brexit uncertainty2018–2018£609k£609k+0%1
Pandemic surge2021–2021£450k£450k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-17.2% alpha

Flat/maisonette-17.2% α
Local
0.4%
District
17.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Deptford Bridge DLR StationDLR line
2.2 min walk
Deptford

Nearby stations

Deptford Bridge DLR StationDLR
2 min walk
DeptfordNational Rail
6 min walk
New Cross ELL Rail StationWindrush · Southeastern
7 min walk
Greenwich DLR StationDLR
11 min walk
Elverson Road DLR StationDLR
11 min walk
No bus stops within 400m

71

Walkability score

430

Footpaths (500m)

0

Santander docks (800m)

0.9 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

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park116m
Santander docks (800m)0
Nearest cycle dock0.9 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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
NoiseNONE
road
SEVERE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 19%
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

6 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.4 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

212

Parks (1km)

54

Restaurants (800m)

24

Cafes (800m)

12

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

13

Sports (1km)

30

Convenience

Nearest supermarketAsda · 87 m
3 swimming pools3 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)

112m

Post office

Nearby shops

Akwaba Market38 m
Deptford Food & Wine67 m
Tesco Express91 m
Cake World98 m

Nearby cafes

The Broadway Cafe35 m
The Coffee Room69 m
Jenny's Cafe96 m
Isla Ray123 m

Nearby restaurants

Pho Me12 m
Monika16 m
Suya & Lobster34 m
LFC72 m

Nearby pubs

M’Arks of Deptford56 m
JAZU59 m
Endeavour62 m
The Lucky Anchor77 m

Nearby gyms

Kindred Yoga160 m
Iyengar Yoga Institute South London215 m
Wavelengths329 m
Wavelengths Leisure Centre348 m

Nearby pharmacies

Krisons101 m
New Cross Pharmacy531 m
Rose Pharmacy717 m
Geepharm Chemist730 m

Nearby health

Deptford Surgery106 m
Waldron Dental Clinic531 m
Merivale Dental605 m
Greenwich Private Doctors652 m
Food hygiene (5-star)44% of 232

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

C.E.HOE LTD
MOXWORLD LIMITED

Investment

Investment grade, yield and market outlook

69

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 score28/100
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

59.9

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route558m
Crossrail 2 route8,459m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,049 nationally

2,157

Est. population

18,741/km²

66%

Employed

58%

Degree educated

£42,600

Median income

7.8%

Claimant rate

Urban coreVery high densityYoung professionals

35

Community stability

Age profile

20%
37%
22%
17%
Under 1820%
18–3437%
35–4922%
50–6417%
65+5%

Tenure

19%
29%
45%
Own outright6%
Own (mortgage)19%
Private rent29%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

31%
14%
30%
White British31%
White Other14%
Asian13%
Black30%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household69%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Social rent45%
Private rent29%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
55
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)
81
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)

SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT310 homes
completed
6-42, 6-42, Blackheath Road, Greenwich, SE10138 homes
completed
LAND AT, LAND AT, OCTAVIUS STREET, 125 DEPTFORD HIGH STREET, SE8132 homes
completed
Phase 2, 6 - 42, Phase 2, 6 - 42, Blackheath Road, Greenwich, SE10103 homes
completed
CARRINGTON HOUSE, CARRINGTON HOUSE, BROOKMILL ROAD, SE872 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 4PB

Full postcodeSE8 4PB
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.474959
Longitude-0.025041
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