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New Cross market report SE14, London
The property prices in SE14 (New Cross): the full public record, 1995 to 2026, in cash and in today's money. The raw material for this page is 10,310 HM Land Registry entries for SE14 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in SE14 (London) came in at £446,200, out of 82 registered, down 6% on five years earlier, and the mean stands at £534,000, and by floor area homes here have averaged about £6,990 per square metre over the last five years. The record behind it is 10,310 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
SE14 is a postcode district covering New Cross, Telegraph Hill in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SE14 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 prices, from the sold record
Take the 82 registered 2026 sales in SE14 and the middle price, the median, is £446,200. The mean lands at £534,000, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in SE14
Averaged across five years of sales, floor space in SE14 costs about £6,990 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, SE14 runs 57% above it.
The price of a typical SE14 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £446,200 | £446,200 | 82 |
| 2025 | £475,600 | £486,973 | 246 |
| 2024 | £460,000 | £489,074 | 236 |
| 2023 | £435,000 | £477,959 | 219 |
| 2022 | £528,000 | £619,140 | 325 |
| 2021 | £474,300 | £600,525 | 347 |
| 2020 | £460,000 | £596,860 | 278 |
| 2019 | £430,000 | £563,627 | 315 |
| 2018 | £387,500 | £516,545 | 278 |
| 2017 | £413,500 | £563,972 | 208 |
| 2016 | £373,000 | £521,831 | 235 |
| 2015 | £337,500 | £476,888 | 281 |
| 2014 | £290,000 | £411,416 | 309 |
| 2013 | £246,500 | £354,689 | 320 |
| 2012 | £240,000 | £353,250 | 231 |
| 2011 | £243,000 | £366,837 | 187 |
| 2010 | £225,000 | £352,858 | 175 |
| 2009 | £217,500 | £349,633 | 160 |
| 2008 | £220,000 | £360,626 | 195 |
| 2007 | £193,000 | £327,382 | 492 |
| 2006 | £181,800 | £315,582 | 481 |
| 2005 | £164,000 | £291,854 | 363 |
| 2004 | £164,000 | £297,856 | 451 |
| 2003 | £155,000 | £285,548 | 422 |
| 2002 | £130,000 | £244,594 | 559 |
| 2001 | £100,500 | £193,206 | 474 |
| 2000 | £82,500 | £161,906 | 507 |
| 1999 | £67,500 | £134,524 | 459 |
| 1998 | £60,000 | £121,114 | 352 |
| 1997 | £57,200 | £117,306 | 344 |
| 1996 | £43,000 | £90,685 | 459 |
| 1995 | £43,500 | £94,562 | 320 |
In cash terms the typical SE14 home went from £43,500 in 1995 to £446,200 in 2026, roughly 10 times the price. Adjusted for inflation it still comes to a real rise of roughly 372%, 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 28% 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 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 (+33.0% on the year before); the weakest, 2023 (−17.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 69% of the typed total.
Median by property type, SE14
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Semi-detached | £663,000 | 6 | 448 |
| Terraced | £728,800 | 20 | 2,740 |
| Flats | £373,500 | 56 | 7,092 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.2% | −8.4% |
| 5 years (since 2021) | −1.2% | −5.8% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +4.6% | +1.7% |
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
How many homes change hands
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.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
SE14 recorded 183 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 469 sales a year before the financial crisis and 222 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the SE14 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What homes rent for around SE14
For renting purposes SE14 sits in Lewisham. The ONS average private rent there is £1,821 a month (May 2026). A one-bed averages £1,450 a month here and a four-or-more-bed £2,705, so size does most of the work in setting the rent.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
Against the £446,200 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.
SE14 (New Cross): the questions that come up
How much did a house sell for in SE14 (New Cross)?
Are property prices falling in SE14 (New Cross)?
Is SE14 (New Cross) a good place to buy a house?
Will SE14 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 6% over five years in cash but down 26% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in SE14 right now
Everything above is what homes in SE14 sold for. The live side of the market holds 10 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 6% above the SE14 median sold price.
30% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Flat 15, Donne House, London, 4 Samuel Close
- Lewisham Way, London, London
- Joseph Hardcastle Close, London, London
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
Bedroom by bedroom: SE prices by size
What homes of each size actually sold for across the SE area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
SE14 ranks 23 of 28 in the SE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, SE area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SE14, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE14 5 | £450,000 | 57 |
| SE14 6 | £445,000 | 25 |
How SE14 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE24 | £648,200 | -6% |
| SE22 | £620,000 | -3% |
| SE21 | £608,500 | -10% |
| SE4 | £562,500 | +0% |
| SE1 | £550,000 | -21% |
| SE27 | £550,000 | +5% |
| SE3 | £520,000 | +3% |
| SE15 | £520,000 | -2% |
| SE10 | £507,500 | -14% |
| SE7 | £505,000 | +4% |
| SE17 | £505,000 | +1% |
| SE26 | £500,000 | +9% |
| SE23 | £498,900 | +4% |
| SE5 | £487,500 | +4% |
| SE11 | £475,000 | -15% |
| SE9 | £472,800 | +6% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 (this report) | £446,200 | -6% |
| SE19 | £441,500 | -2% |
| SE13 | £435,000 | +1% |
| SE2 | £425,000 | +14% |
| SE18 | £415,000 | +2% |
Selling in SE14? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE14'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.
Estate agents working SE14: the featured spot on this report is free for founding agents, one per district. Claim SE14.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to SE14. Free after a one click sign in.
Two maps carry on from here: every SE14 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.