Deptford · Lewisham · Lewisham North constituency · 51.47340, -0.02777

SE8 4PP— Deptford, Lewisham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 65/100Yield 4.16%

Best for: Families, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
74
Schools
90
Transport
65
Environment
59
Investment
70

The bottom line

SE8 4PP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Investors.

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Location

SE8 4PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for SE8 4PP

🛡️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 4PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Oak Gardens Primary School

Good · Inspected Jan 2023 · 2 min walk

KS2: 104.9

—

Secondary

Addey and Stanhope School

Not yet inspected · 2 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

Rachel McMillan Nursery School and Children's Centre

Not inspected · 12 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

107.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+42% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour15%
Drug offences9%
Theft7%
Burglary6%
Robbery5%
Vehicle crime4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 1.3km

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area60.3 m²

EPC breakdown

C
2%
D
20%
E
10%
F
5%

Based on 37 properties · Confidence: high

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 era1950-1966
WallsSystem built, 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

2013–2018 · CAGR

+18.3%

Total change

+132%

Market Activity

Price Velocity & Acceleration

Current Velocity

+75.9%

per year

Acceleration

+44.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£110k£145k+31.8%1
Brexit uncertainty2018–2018£255k£255k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Deptford Bridge DLR StationDLR
5 min walk
New CrossNational Rail
6 min walk
New Cross ELL Rail StationWindrush · Southeastern
6 min walk
New Cross Gate Rail StationWindrush · Southern
11 min walk
Elverson Road DLR StationDLR
11 min walk
No bus stops within 400m

67

Walkability score

332

Footpaths (500m)

0

Santander docks (800m)

1.1 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

12

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park133m
Santander docks (800m)0
Nearest cycle dock1.1 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: 4.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.1 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

4

Dentists within 1km

Nearest hospitalUniversity Hospital Lewisham · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

354

Parks (1km)

51

Restaurants (800m)

22

Cafes (800m)

11

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

22

Convenience

Nearest supermarketAsda · 232 m
2 tennis courts3 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

12

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

175m

Post office

Nearby shops

Payless172 m
Cake World177 m
Alaba Food203 m
Deptford Supermarket207 m

Nearby cafes

Zelish's Cafe185 m
Jenny's Cafe209 m
The Broadway Cafe223 m
7oz Coffee231 m

Nearby restaurants

The Communist185 m
LFC200 m
Dokis201 m
Mowley204 m

Nearby pubs

Royal Standard44 m
Royal George169 m
The Little Crown203 m
Royal Albert205 m

Nearby gyms

Iyengar Yoga Institute South London189 m
Kindred Yoga270 m
Wavelengths565 m
Wavelengths Leisure Centre590 m

Nearby pharmacies

Krisons178 m
New Cross Pharmacy499 m
Rose Pharmacy958 m
Lockyer Pharmacy1.2 km

Nearby health

Deptford Surgery176 m
Waldron Dental Clinic520 m
Creek Road Dental Practice950 m
Food hygiene (5-star)38% of 220

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
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

ABACHA575 SERVICES LIMITED
JOJO CARE LIMITED
JOJO PROPERTIES & LETTINGS LTD.
PHILIP & CO ASSOCIATES LIMITED
TJAY SERVICES LTD

Investment

Investment grade, yield and market outlook

70

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

59.1

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route315m
Crossrail 2 route8,435m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,677 nationally

2,333

Est. population

28,729/km²

59%

Employed

44%

Degree educated

£41,600

Median income

7.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

29

Community stability

Age profile

20%
36%
21%
14%
Under 1820%
18–3436%
35–4921%
50–6414%
65+9%

Tenure

36%
44%
Own outright4%
Own (mortgage)12%
Private rent36%
Social rent44%
Shared ownership4%
Rent free0%

Ethnicity

29%
14%
36%
White British29%
White Other14%
Asian9%
Black36%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household69%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent44%
Private rent36%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
24
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
75
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
CARRINGTON HOUSE, CARRINGTON HOUSE, BROOKMILL ROAD, SE872 homes
completed
120, 122a & 136, 120, 122a & 136, TANNERS HILL, SE8 4QD58 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 4PP

Full postcodeSE8 4PP
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.473404
Longitude-0.027772
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