Local market reports › SE area › SE14 › SE14 5
New Cross market report SE14 5, London
The SE14 5 (New Cross) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 6,856 sales registered with HM Land Registry in SE14 5 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 57 registered 2026 sales put the SE14 5 (London) median at £450,000, down 5% on five years earlier, with a mean of £571,800, and by floor area homes here have averaged about £7,120 per square metre over the last five years. Everything rests on 6,856 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like SE14 5 is a single group of streets within SE14 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SE14 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in SE14 5
The SE14 5 median stands at £450,000 for 2026, built from 57 registered sales; the mean, the figure usually quoted as the "average house price", is £571,800, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in SE14 5
Measured by floor area, the last five years of SE14 5 sales average about £7,120 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts SE14 5 58% above the country at large.
SE14 5's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £450,000 | £450,000 | 57 |
| 2025 | £500,000 | £511,957 | 165 |
| 2024 | £470,000 | £499,707 | 156 |
| 2023 | £412,500 | £453,237 | 108 |
| 2022 | £501,500 | £588,066 | 162 |
| 2021 | £472,000 | £597,613 | 222 |
| 2020 | £456,000 | £591,669 | 134 |
| 2019 | £410,000 | £537,412 | 143 |
| 2018 | £400,000 | £533,208 | 155 |
| 2017 | £430,000 | £586,477 | 139 |
| 2016 | £390,000 | £545,614 | 150 |
| 2015 | £345,000 | £487,485 | 193 |
| 2014 | £319,000 | £452,557 | 211 |
| 2013 | £270,000 | £388,503 | 195 |
| 2012 | £250,000 | £367,969 | 149 |
| 2011 | £248,000 | £374,385 | 137 |
| 2010 | £224,400 | £351,917 | 126 |
| 2009 | £222,000 | £356,867 | 115 |
| 2008 | £215,000 | £352,430 | 127 |
| 2007 | £193,000 | £327,382 | 323 |
| 2006 | £167,000 | £289,891 | 294 |
| 2005 | £164,500 | £292,744 | 258 |
| 2004 | £165,000 | £299,672 | 312 |
| 2003 | £155,000 | £285,548 | 297 |
| 2002 | £131,000 | £246,475 | 406 |
| 2001 | £100,000 | £192,245 | 335 |
| 2000 | £80,500 | £157,981 | 342 |
| 1999 | £67,000 | £133,528 | 347 |
| 1998 | £60,000 | £121,114 | 245 |
| 1997 | £55,500 | £113,819 | 231 |
| 1996 | £40,000 | £84,358 | 360 |
| 1995 | £42,500 | £92,388 | 262 |
In cash terms the typical SE14 5 home went from £42,500 in 1995 to £450,000 in 2026, roughly 11 times the price. Even after inflation that is a real rise of about 387%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 25% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SE14 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1997 (+38.8% on the year before); the weakest, 2023 (−17.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −10.0% | −12.1% |
| 5 years (since 2021) | −1.0% | −5.5% |
| 10 years (since 2016) | +1.4% | −1.9% |
| 20 years (since 2006) | +5.1% | +2.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in SE14 5
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
SE14 5 recorded 57 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 321 sales a year before the financial crisis and 130 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
How SE14 5 trades
This is a thin market: 57 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What homes rent for around SE14 5
The local authority for SE14 5 is Lewisham, and its ONS average private rent currently stands at £1,821 a month (May 2026 figures). The spread runs from £1,450 a month for a typical one-bed to £2,705 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
Set against the £450,000 median sold price, £1,821 a month is £21,852 a year, a gross yield of 4.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
SE14 5 (New Cross): the questions that come up
Are property prices falling in SE14 5 (New Cross)?
Is SE14 5 (New Cross) a good place to buy a house?
How much did a house sell for in SE14 5 (New Cross)?
Where do SE14 5 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is down 5% over five years in cash but down 25% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in SE14 now
This is what you could actually buy today: 10 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole SE14 district, not just SE14 5: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Flat 15, Donne House, London, 4 Samuel Close
- Lewisham Way, London, London
- Joseph Hardcastle Close, London, London
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every SE14 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in SE: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £516,250 | £795,000 (+54%) | £1,325,000 (+67%) | £2,025,000 (+53%) |
| Semi-detached | £375,000 | £480,000 (+28%) | £613,025 (+28%) | £870,000 (+42%) | £1,390,000 (+60%) |
| Terraced | £405,000 | £475,000 (+17%) | £630,000 (+33%) | £878,697 (+39%) | £1,275,000 (+45%) |
| Flat | £345,000 | £465,000 (+35%) | £645,000 (+39%) | £885,000 (+37%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
Winners and losers across the SE area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SE14
A few minutes' walk can separate two very different markets. Here are SE14's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE14 6 | £445,000 | 25 |
Zoom out to the full SE14 district report for the type split, monthly volumes and how SE14 compares with its neighbours.
Selling a home in SE14 5? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE14 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SE14 5.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SE14 5. Free, with a one click sign in.
The live map plots every individual SE14 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.