Deptford · Lewisham · Lewisham North constituency · 51.48178, -0.02803

SE8 5BU— Deptford, Lewisham

Location and area intelligence for SE8 5BU, Deptford, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 75/100Transport 49/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
75
Schools
90
Transport
49
Environment
59
Investment
42

The bottom line

SE8 5BU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE8 5BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for SE8 5BU

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How SE8 5BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grinling Gibbons Primary School

Good · Inspected Sept 2022 · 1 min walk

KS2: 105.0

—

Secondary

Addey and Stanhope School

Not yet inspected · 10 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.0 incidents per 1,000 residents

Better than 54% of London
↑ Rising 420.0%

-21% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour21%
Theft12%
Drug offences6%
Vehicle crime4%
Robbery3%
Burglary3%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Deptford · 532m

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,505/m²
Price per ft²£511/ft²
Avg floor area54.2 m²

EPC breakdown

B
64%
C
22%
D
1%

Based on 87 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£135,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,261
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2026 · CAGR

+1.9%

Total change

+38%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.5%

per year

Acceleration

-33.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 98 sales

Property Type Mix

Total: 98 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£218k£135k-38.1%16.7
Help-to-Buy recovery2013–2016£263k£300k+14.1%5.2
Brexit uncertainty2017–2019£330k£255k-22.7%2
Pandemic surge2020–2021£345k£400k+15.9%3.5
Rate-rise correction2022–2023£375k£291k-22.5%2.5
Current market2024–2026£295k£300k+1.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
2%
District
4.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Deptford Bridge DLR StationDLR line
11 min walk
Deptford

Nearby stations

DeptfordNational Rail
4 min walk
New Cross ELL Rail StationWindrush · Southeastern
8 min walk
Deptford Bridge DLR StationDLR
12 min walk
Greenwich DLR StationDLR
13 min walk
New Cross Gate Rail StationSouthern · Windrush
14 min walk
No bus stops within 400m

61

Walkability score

334

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge ★27 min
Victoria50 min ↑
Waterloo43 min ↑
Canary Wharf32 min ↓
City39 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

19

Car parks (800m)

0

EV chargers (800m)

Nearest car park22m
Santander docks (800m)1
Nearest cycle dock0.6 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
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: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

KINGFISHER MEDICAL CENTRE

3 KINGFISHER SQUARE, STAUNTON STREET, DEPTFORD, SE8 5DA

2 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 3.2 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

140

Parks (1km)

34

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

6

Convenience

Nearest supermarketDeptford Supermarket · 512 m
3 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

782m

Post office

Nearby shops

Payless Food Express108 m
Bao Long Vietnamese & Oriental Supermarket135 m
Crown Halal Meat154 m
Leaders Mini Market302 m

Nearby cafes

Elsewhere Coffee Roastery295 m
Rough & Ready312 m
Mouse Tail Coffee Stories346 m
The Waiting Room348 m

Nearby restaurants

Pizza & Kebab House150 m
Viet Alley155 m
Lebanese Restaurant166 m
Island Buka275 m

Nearby pubs

The Watergate126 m
The Dog & Bell232 m
Badger Badger326 m
Bluethroat Bar350 m

Nearby gyms

Shades Sports Bar179 m
Après London415 m
Commando Temple422 m
BALDR CrossFit446 m

Nearby pharmacies

Lockyer Pharmacy321 m
Rose Pharmacy512 m
New Cross Pharmacy588 m
Krisons787 m

Nearby health

Creek Road Dental Practice499 m
Waldron Dental Clinic543 m
The Carnaby Laser Clinic642 m
Deptford Surgery785 m
Food hygiene (5-star)46% of 184

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

AANDAWEALTHSOLUTIONS LTD
FENCESTA LTD
KG RECORDS LTD
NOVATRAX ENGINEERING LIMITED

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.9

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,124m
Crossrail 2 route7,726m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,601 nationally

1,734

Est. population

10,635/km²

58%

Employed

36%

Degree educated

£39,600

Median income

9.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

34

Community stability

Age profile

29%
26%
21%
17%
Under 1829%
18–3426%
35–4921%
50–6417%
65+6%

Tenure

22%
64%
Own outright4%
Own (mortgage)7%
Private rent22%
Social rent64%
Shared ownership3%
Rent free1%

Ethnicity

15%
14%
47%
White British15%
White Other11%
Asian14%
Black47%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine27%
No car household60%
Unemployed10%
No qualifications21%

Housing tenure (Census 2021)

Social rent64%
Private rent22%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
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)
0
Regeneration status
Active

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
100
Largest scheme
316 homes · ARKLOW TRADING ESTATE, ARKLOW TRADING ESTATE, ARKLOW ROAD, SE14 6EB
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
MARDEN COURT, 29, MARDEN COURT, 29, EDWARD STREET, SE840 homes
completed
124, 124, Deptford High Street, SE8 4NP24 homes
completed
110-114, 110-114, DEPTFORD HIGH STREET, SE811 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 5BU

Full postcodeSE8 5BU
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.481781
Longitude-0.028030
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