Deptford · Lewisham · Lewisham North constituency · 51.48386, -0.03229

SE8 5BZ— Deptford, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 45/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
74
Schools
90
Transport
45
Environment
63
Investment
41

The bottom line

SE8 5BZ 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 5BZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for SE8 5BZ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How SE8 5BZ 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 · 4 min walk

KS2: 105.0

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 9 min walk

P8: +0.08A8: 44.7

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

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 1 min walk

6 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.7 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 279.3%

-8% vs borough

Crime by type

Violence & sexual offences30%
Other23%
Vehicle crime11%
Anti-social behaviour10%
Theft10%
Drug offences8%
Robbery5%
Burglary3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

78

Road safety score

14

Accidents (5yr)

2

KSI (5yr)

7

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Deptford · 157m

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,317/m²
Price per ft²£587/ft²
Avg floor area69.1 m²

EPC breakdown

A
1%
B
9%
C
26%
D
10%
E
1%

Based on 47 properties · Confidence: high

Street mix

Terraced 30%Flat 70%

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£172,750
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
WallsSolid brick, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+8.5%

Total change

+730%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.1%

per year

Acceleration

-199.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 10 sales

Property Type Mix

Total: 10 sales

Terraced30%
Flat/maisonette70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£68k+36%1
Post-dot-com plateau2002–2003£195k£135k-30.8%1
GFC & correction2008–2008£230k£230k+0%1
Help-to-Buy recovery2015–2015£250k£250k+0%1
Brexit uncertainty2018–2018£285k£285k+0%1
Pandemic surge2021–2021£730k£730k+0%2
Current market2024–2024£415k£415k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

New Cross ELL Rail StationWindrush · Southeastern
10 min walk
New CrossNational Rail
10 min walk
New Cross Gate Rail StationWindrush · Southern
14 min walk
Deptford Bridge DLR StationDLR
16 min walk
Mudchute DLR StationDLR
18 min walk
No bus stops within 400m

45

Walkability score

216

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge ★29 min
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf29 min ↓
City40 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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park99m
Santander docks (800m)1
Nearest cycle dock0.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

67%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed367 Mbps
Median download375 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.2 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

3 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 3.5 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

157

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

5

Convenience

Nearest supermarketDeptford Supermarket · 844 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

533m

Post office

Nearby shops

Đất Cảng Supermarket30 m
Supersave Off Licence43 m
Leaders Mini Market73 m
Premier252 m

Nearby cafes

Rough & Ready91 m
Sylva Restaurant551 m
SIENNA591 m
SIENNA Cafe593 m

Nearby restaurants

Eat Vietnam7 m
Papa John's9 m
PhiLac9 m
Welcome Inn Fish Bar60 m

Nearby pubs

The Wolf's Tavern238 m
The Dog & Bell460 m
The Victoria474 m
The Watergate481 m

Nearby gyms

BALDR CrossFit245 m
Shades Sports Bar551 m
The Ahoy Centre682 m
Après London779 m

Nearby pharmacies

Lockyer Pharmacy55 m
Pepys Pharmacy664 m
New Cross Pharmacy755 m
Krisons1.1 km

Nearby health

Lind Clinic629 m
Waldron Dental Clinic717 m
New Cross Gate Dialysis Unit920 m
Deptford Surgery1.1 km
Food hygiene (5-star)47% of 89

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
2
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

BATA CARE LIMITED
CHATDOK LTD
DC VENTURE PROPERTY LIMITED
E&E TRADES LTD
EAT VIETNAM LONDON 2 LIMITED

+12 more

Investment

Investment grade, yield and market outlook

41

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

43.2

Price growth score

D
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,184m
Crossrail 2 route7,364m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,584 nationally

1,579

Est. population

30,000/km²

52%

Employed

36%

Degree educated

£39,600

Median income

11.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

39

Community stability

Age profile

30%
23%
20%
19%
Under 1830%
18–3423%
35–4920%
50–6419%
65+8%

Tenure

76%
Own outright5%
Own (mortgage)7%
Private rent9%
Social rent76%
Shared ownership2%
Rent free1%

Ethnicity

16%
53%
White British12%
White Other6%
Asian16%
Black53%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine31%
No car household56%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent76%
Private rent9%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Borough approval rate
61%
Historic landfill (400m)
1
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)
51
Largest scheme
316 homes · ARKLOW TRADING ESTATE, ARKLOW TRADING ESTATE, ARKLOW ROAD, SE14 6EB
Pipeline pressure
NONE

Named schemes (500m)

ARKLOW TRADING ESTATE, ARKLOW TRADING ESTATE, ARKLOW ROAD, SE14 6EB316 homes
completed
SITE OF FORMER DEPTFORD GREEN SCHOOL, SITE OF FORMER DEPTFORD GREEN SCHOOL, AMERSHAM VALE, LONDON, SE14 6LQ120 homes
completed
Sites of Marlowe Hse, Bowditch and Millard Hse, Sites of Marlowe Hse, Bowditch and Millard Hse, Leeway, Pepys Estate, SE8108 homes
completed
S R HOUSE, S R HOUSE, CHILDERS STREET, SE8 5JT83 homes
completed
NEW DEPTFORD GREEN, NEW DEPTFORD GREEN, ARKLOW ROAD, EDWARD STREET, SE1475 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 5BZ

Full postcodeSE8 5BZ
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.483857
Longitude-0.032290
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