Deptford · Lewisham · Lewisham North constituency · 51.47608, -0.02436

SE8 4RS— Deptford, Lewisham

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 68/100Transport 67/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
72
Safety
68
Schools
90
Transport
67
Environment
59
Investment
57

The bottom line

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

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

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Location

SE8 4RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE8 4RS

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How SE8 4RS 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 · 2 min walk

KS2: 106.5

—

Secondary

Addey and Stanhope School

Not yet inspected · 4 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 · 7 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

99

Road safety score

1

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Greenwich Fire Station · 779m

Crime is +123% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE8 district median

£411,250

Based on 144 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,450/m²
Price per ft²£785/ft²
Avg floor area56.3 m²

EPC breakdown

B
3%
C
63%
D
3%

Based on 69 properties · Confidence: high

Street mix

Terraced 7%Flat 93%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£140,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1998–2026 · CAGR

+8.4%

Total change

+859%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.6%

per year

Acceleration

-9.27

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £75k–£100k · 26 sales

Property Type Mix

Total: 26 sales

Terraced7.7%
Flat/maisonette92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£73k+46%1.5
Post-dot-com plateau2001–2004£79k£114k+45.2%1.5
Pre-crash peak2007–2007£183k£183k+0%2
GFC & correction2008–2012£223k£128k-42.6%1.3
Help-to-Buy recovery2014–2016£219k£275k+25.4%1.3
Brexit uncertainty2017–2018£395k£385k-2.5%1
Pandemic surge2020–2021£308k£389k+26.1%1.5
Current market2025–2026£450k£480k+6.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
7.5%
District
8.6%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
2.8 min walk
Deptford

Nearby stations

Deptford Bridge DLR StationDLR
3 min walk
DeptfordNational Rail
4 min walk
New Cross ELL Rail StationWindrush · Southeastern
7 min walk
Greenwich DLR StationDLR
10 min walk
Elverson Road DLR StationDLR
12 min walk
No bus stops within 400m

70

Walkability score

413

Footpaths (500m)

0

Santander docks (800m)

0.8 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

22

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park131m
Santander docks (800m)0
Nearest cycle dock0.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
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: 4.6 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
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

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

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.5 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

176

Parks (1km)

49

Restaurants (800m)

24

Cafes (800m)

15

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

32

Convenience

Nearest supermarketHa-Noi · 173 m
3 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

16

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

213m

Post office

Nearby shops

Top Butcher & Grocer97 m
Agege Bread102 m
Tesco Express114 m
Butcher & African Food Centre118 m

Nearby cafes

Isla Ray120 m
The Coffee Room125 m
Cafe Bianca126 m
Cafe Selecta142 m

Nearby restaurants

Rowdy Burgers & Desserts97 m
Chaconia Caibbean Cuisine108 m
Big Red Pizza119 m
Monika132 m

Nearby pubs

Big J's Biltong Bar123 m
The Snake Pit124 m
The Lucky Anchor125 m
The Birds Nest127 m

Nearby gyms

Wavelengths196 m
Wavelengths Leisure Centre215 m
Wavelength Leisure Pool234 m
Kindred Yoga267 m

Nearby pharmacies

Krisons206 m
New Cross Pharmacy535 m
Rose Pharmacy583 m
Geepharm Chemist730 m

Nearby health

Deptford Surgery209 m
Waldron Dental Clinic523 m
Merivale Dental533 m
Greenwich Private Doctors573 m
Food hygiene (5-star)47% of 225

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

BAMA TRADING LTD
REYNOLDS COMMERCIAL RENTING LTD

Investment

Investment grade, yield and market outlook

57

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
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62.2

Price growth score

C
Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route690m
Crossrail 2 route8,387m

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
No
Article 4 area
Yes
Listed buildings (800m)
47
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
371 homes · Creekside Industrial Estate bounded by, Creekside Industrial Estate bounded by, Creek Road, & Copperas Street (west), Greenwich, SE10
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
FAIRCHARM TRADING ESTATE, FAIRCHARM TRADING ESTATE, CREEKSIDE, SE8 3DX148 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
37, 37, Greenwich High Road, Greenwich, SE10 8LR125 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 4RS

Full postcodeSE8 4RS
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.476080
Longitude-0.024359
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