Deptford · Lewisham · Lewisham North constituency · 51.48410, -0.03332

SE8 5PP— Deptford, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 45/100Yield 4.16%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
74
Schools
90
Transport
45
Environment
62
Investment
53

The bottom line

SE8 5PP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE8 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE8 5PP

🛡️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 5PP 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 · 5 min walk

KS2: 105.0

★★

Secondary

Deptford Green School

Good · Inspected Apr 2022 · 8 min walk

P8: +0.08A8: 44.7

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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Deptford · 93m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area74 m²

EPC breakdown

C
1%
D
1%

Based on 2 properties · Confidence: very_low

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£185,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.3%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+525.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 4 sales

Property Type Mix

Total: 4 sales

Terraced100%

By decade

1990s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£64k£64k+0%3
Rate-rise correction2022–2022£400k£400k+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 3

Moderate

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

Nearby stations

New Cross ELL Rail StationWindrush · Southeastern
11 min walk
New Cross ELLNational Rail
11 min walk
New Cross Gate Rail StationWindrush · Southern
14 min walk
Deptford Bridge DLR StationDLR
17 min walk
Surrey Quays Rail StationWindrush
18 min walk
No bus stops within 400m

42

Walkability score

203

Footpaths (500m)

0

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

23

Car parks (800m)

0

EV chargers (800m)

Nearest car park173m
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 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: 3.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% 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

4 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

167

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketChina Ark Market · 772 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)

503m

Post office

Nearby shops

Đất Cảng Supermarket106 m
Supersave Off Licence118 m
Leaders Mini Market148 m
Premier255 m

Nearby cafes

Rough & Ready164 m
Sylva Restaurant490 m
Grove Cafe593 m
SIENNA654 m

Nearby restaurants

Welcome Inn Fish Bar30 m
PhiLac72 m
Eat Vietnam76 m
Papa John's85 m

Nearby pubs

The Wolf's Tavern183 m
The Victoria430 m
The Dog & Bell534 m
The Watergate557 m

Nearby gyms

BALDR CrossFit235 m
Shades Sports Bar623 m
The Ahoy Centre751 m
MoreYoga810 m

Nearby pharmacies

Lockyer Pharmacy130 m
Pepys Pharmacy621 m
New Cross Pharmacy787 m

Nearby health

Lind Clinic591 m
Waldron Dental Clinic752 m
New Cross Gate Dialysis Unit904 m
Food hygiene (5-star)47% of 70

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

30.5

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,173m
Crossrail 2 route7,300m

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)
13
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)
249
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
OCEAN WHARF & PARKSIDE WORKS SITE, OCEAN WHARF & PARKSIDE WORKS SITE, GRINSTEAD ROAD, SE8221 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 5PP

Full postcodeSE8 5PP
Postcode districtSE8
BoroughLondon Borough of Lewisham
WardDeptford
Latitude51.484100
Longitude-0.033317
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