Local market reports › SE area › SE14 › SE14 6
New Cross market report SE14 6, London
The standing SE14 6 (New Cross) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,454 completed sales registered with HM Land Registry in SE14 6 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical SE14 6 (London) home changed hands for £445,000 in 2026 (median of 25 registered sales, down 9% on five years earlier), with the mean at £447,800, and by floor area homes here have averaged about £6,790 per square metre over the last five years. Source: 3,454 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like SE14 6 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 6 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.
Today's SE14 6 prices, from the sold record
In the SE14 6 property market, the 2026 median sale price is £445,000, from 25 registered sales; the mean, the "average house price" most sites quote, is £447,800, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in SE14 6
A square metre of SE14 6 home has cost about £6,790 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so SE14 6 trades 56% above the country as a whole.
The price of a typical SE14 6 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £445,000 | £445,000 | 25 |
| 2025 | £450,000 | £460,761 | 81 |
| 2024 | £422,500 | £449,204 | 80 |
| 2023 | £453,000 | £497,736 | 111 |
| 2022 | £540,000 | £633,212 | 163 |
| 2021 | £488,000 | £617,871 | 125 |
| 2020 | £465,000 | £603,347 | 144 |
| 2019 | £440,000 | £576,735 | 172 |
| 2018 | £381,000 | £507,880 | 123 |
| 2017 | £360,000 | £491,004 | 69 |
| 2016 | £335,000 | £468,668 | 85 |
| 2015 | £335,800 | £474,485 | 88 |
| 2014 | £262,500 | £372,402 | 98 |
| 2013 | £230,000 | £330,947 | 125 |
| 2012 | £212,500 | £312,773 | 82 |
| 2011 | £234,800 | £354,458 | 50 |
| 2010 | £225,000 | £352,858 | 49 |
| 2009 | £200,000 | £321,502 | 45 |
| 2008 | £226,200 | £370,790 | 68 |
| 2007 | £193,000 | £327,382 | 169 |
| 2006 | £190,000 | £329,816 | 187 |
| 2005 | £160,000 | £284,736 | 105 |
| 2004 | £161,300 | £292,952 | 139 |
| 2003 | £155,000 | £285,548 | 125 |
| 2002 | £123,500 | £232,364 | 153 |
| 2001 | £108,000 | £207,624 | 139 |
| 2000 | £85,000 | £166,813 | 165 |
| 1999 | £70,000 | £139,506 | 112 |
| 1998 | £59,000 | £119,096 | 107 |
| 1997 | £60,000 | £123,048 | 113 |
| 1996 | £54,000 | £113,884 | 99 |
| 1995 | £45,500 | £98,910 | 58 |
In cash terms the typical SE14 6 home went from £45,500 in 1995 to £445,000 in 2026, roughly 10 times the price. Adjusted for inflation it still comes to a real rise of roughly 350%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 30% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the SE14 6 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 2015 (+27.9% on the year before); the weakest, 2023 (−16.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.1% | −3.4% |
| 5 years (since 2021) | −1.8% | −6.4% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +4.3% | +1.5% |
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.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 25 SE14 6 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 148 sales a year before the financial crisis and 92 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 6 trades
Only 25 sales completed here in the last twelve months of data, which makes SE14 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
The rental side of SE14 6
For renting purposes SE14 6 sits in Lewisham. The ONS average private rent there is £1,821 a month (May 2026). Size sets most of the rent: one-beds average £1,450 a month here against £2,705 for four or more bedrooms.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
Against the £445,000 median purchase price, a rent of £1,821 a month (£21,852 a year) works out at a 4.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The questions people bring to SE14 6 (New Cross)
People often arrive here having searched an exact postcode, such as SE14 6LU. No public median exists at that scale (a full postcode is only a dozen-odd homes), but every registered sale at those addresses is plotted on the live map, with this page as the wider context.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Common questions on SE14 6 (New Cross)
Are property prices falling in SE14 6 (New Cross)?
Is SE14 6 (New Cross) a good place to buy a house?
How much did a house sell for in SE14 6 (New Cross)?
Are SE14 6 prices heading up or down?
The record answers a different question than "what happens next": the median is down 9% over five years in cash but down 28% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in SE14 today
The live side of the market holds 10 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole SE14 district, not just SE14 6: live asking prices are collected per district.
30% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Flat 15, Donne House, London, 4 Samuel Close
- Lewisham Way, London, London
- Joseph Hardcastle Close, London, London
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every SE14 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in SE: the cost
Real sold prices by size across the SE area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. 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.
Five-year change in the median, SE area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SE14
Sector boundaries hide real price steps. The rest of SE14, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE14 5 | £450,000 | 57 |
Zoom out to the full SE14 district report for the type split, monthly volumes and how SE14 compares with its neighbours.
Thinking of selling in SE14 6? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE14 6, use the average prices map for a rough value: zoom from SE14 6's shading down to the sold homes on your own street. The figures above are every recorded SE14 6 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE14 6.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE14 6. Free after a one click sign in.
The live map plots every individual SE14 6 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.