New Cross property market
Updated 4 October 2026 · refreshed daily
334 for sale · London £565k
London £525k
| Market | Range low | Median | Range high |
|---|---|---|---|
| New Cross | £350,000 | £472,000 | £596,250 |
| London | £400,000 | £565,000 | £875,000 |
Each band covers the middle half of asking prices.
- Flats are 78% of what's for sale, compared to 67% across London
More homes came onto the market in New Cross than left it
↑ 69% · was 51
↑ 180% · was 15
↑ 61% · was 31
before going off the market
Changes compare with the prior 30 days.
Asking prices
Where homes in New Cross sit by price band, against London
Homes for sale in New Cross skew cheaper than in London
55% of New Cross listings ask under £500k, a bigger share than London (40%)
| Price band | New Cross listings | New Cross share | London share |
|---|---|---|---|
| <£300k | 38 | 11% | 10% |
| £300k–400k | 72 | 22% | 14% |
| £400k–500k | 74 | 22% | 16% |
| £500k–650k | 73 | 22% | 18% |
| £650k–800k | 37 | 11% | 12% |
| £800k–1m | 17 | 5% | 9% |
| £1m–1.5m | 13 | 4% | 9% |
| £1.5m+ | 10 | 3% | 12% |
Prices by property type
Current listings and Land Registry sales in New Cross, set against London
Flats are 78% of homes for sale in New Cross, against 67% across London
| property type | New Cross | London |
|---|---|---|
| Flats (261 for sale) | £78 | £67 |
| Terraced (48 for sale) | £14 | £13 |
Flats in New Cross ask £425k, 11% less than London flats (£475k)
Median asking price of current listings; the count under each row
| property type | New Cross | London |
|---|---|---|
| Flats (261 for sale) | £425,000 | £475,000 |
| Terraced (48 for sale) | £737,500 | £640,000 |
Flats in New Cross ask £643 per sq ft, 7% less than London flats (£694 per sq ft)
Current listings with a known floor area
| property type | New Cross | London |
|---|---|---|
| Flats (204 with a floor area) | £643 | £694 |
| Terraced (43 with a floor area) | £713 | £601 |
Flats in New Cross sold for a median £430k, about the same as London flats (£430k)
Land Registry sales in the 12 months to January 2026
| property type | New Cross | London |
|---|---|---|
| Flats (265 sales) | £430,000 | £430,000 |
| Terraced (114 sales) | £800,000 | £592,000 |
Flats in New Cross sold for £656 per sq ft, 7% more than London flats (£614 per sq ft)
Land Registry sales matched to EPC floor areas in the 12 months to July 2026
| property type | New Cross | London |
|---|---|---|
| Flats (145 matched sales) | £656 | £614 |
| Terraced (68 matched sales) | £736 | £601 |
The step from two to three bedrooms in New Cross adds 37% to the asking price (London: 30%)
| size | New Cross | London |
|---|---|---|
| Studio (12 for sale) | £197,500 | £300,000 |
| 1 bed (100 for sale) | £350,000 | £368,850 |
| 2 beds (144 for sale) | £500,000 | £500,000 |
| 3 beds (47 for sale) | £683,000 | £650,000 |
| 4 beds (17 for sale) | £950,000 | £900,000 |
| 5+ beds (14 for sale) | £1,500,000 | £1,700,000 |
Median asking price for every size and type on the market in New Cross
| Size | Flat | Terraced | Maisonette | House | All types |
|---|---|---|---|---|---|
| Studio | £198k12 | n/a | n/a | n/a | £198k12 |
| 1 bed | £350k98 | n/a | n/a | n/a | £350k100 |
| 2 beds | £500k110 | n/a | £488k18 | £600k7 | £500k144 |
| 3 beds | £610k18 | £725k15 | n/a | £750k5 | £683k47 |
| 4 beds | n/a | £913k6 | n/a | n/a | £950k17 |
| 5+ beds | n/a | n/a | n/a | n/a | £1.5m14 |
| All sizes | £400k238 | £750k28 | £500k23 | £738k18 | £472k334 |
Median asking price, with the number for sale below it. Combinations with fewer than 5 listings are shown as n/a. Types shown are the four most common in the area.
Price per square foot
230 matched sales
London: £596 per sq ft
263 listings with a known floor area
London: £659 per sq ft
Sold prices per sq ft in New Cross are up 16% over 10 years, to £687
London: up 16% to £596 over the same period
| Window ends | New Cross | London |
|---|---|---|
| Sept 2016 | £590 | £515 |
| Dec 2016 | £593 | £523 |
| Mar 2017 | £594 | £525 |
| Jun 2017 | £597 | £529 |
| Sept 2017 | £604 | £533 |
| Dec 2017 | £606 | £535 |
| Mar 2018 | £610 | £536 |
| Jun 2018 | £605 | £535 |
| Sept 2018 | £610 | £534 |
| Dec 2018 | £604 | £533 |
| Mar 2019 | £599 | £530 |
| Jun 2019 | £599 | £526 |
| Sept 2019 | £595 | £524 |
| Dec 2019 | £597 | £525 |
| Mar 2020 | £600 | £529 |
| Jun 2020 | £608 | £531 |
| Sept 2020 | £615 | £536 |
| Dec 2020 | £629 | £547 |
| Mar 2021 | £635 | £555 |
| Jun 2021 | £630 | £562 |
| Sept 2021 | £630 | £564 |
| Dec 2021 | £630 | £566 |
| Mar 2022 | £624 | £571 |
| Jun 2022 | £644 | £579 |
| Sept 2022 | £661 | £595 |
| Dec 2022 | £669 | £605 |
| Mar 2023 | £668 | £608 |
| Jun 2023 | £661 | £609 |
| Sept 2023 | £653 | £605 |
| Dec 2023 | £640 | £601 |
| Mar 2024 | £638 | £600 |
| Jun 2024 | £633 | £600 |
| Sept 2024 | £636 | £602 |
| Dec 2024 | £645 | £605 |
| Mar 2025 | £657 | £606 |
| Jun 2025 | £660 | £607 |
| Sept 2025 | £673 | £606 |
| Dec 2025 | £678 | £604 |
| Mar 2026 | £684 | £601 |
| Jun 2026 | £685 | £598 |
| Jul 2026 | £687 | £596 |
Homes sold in New Cross
Previous 12 months: 416 sales
London: £525,000
The median sold price in New Cross is up 31% over the last 10 years, to £505k
London: up 27% to £525k over the same period
| Window ends | New Cross | London |
|---|---|---|
| Mar 2016 | £385k | £415k |
| Jun 2016 | £405k | £425k |
| Sept 2016 | £415k | £430k |
| Dec 2016 | £406k | £435k |
| Mar 2017 | £415k | £440k |
| Jun 2017 | £420k | £445k |
| Sept 2017 | £437k | £450k |
| Dec 2017 | £450k | £455k |
| Mar 2018 | £455k | £459k |
| Jun 2018 | £460k | £459k |
| Sept 2018 | £443k | £458k |
| Dec 2018 | £440k | £457k |
| Mar 2019 | £433k | £455k |
| Jun 2019 | £431k | £455k |
| Sept 2019 | £441k | £455k |
| Dec 2019 | £436k | £460k |
| Mar 2020 | £440k | £465k |
| Jun 2020 | £437k | £465k |
| Sept 2020 | £442k | £475k |
| Dec 2020 | £461k | £490k |
| Mar 2021 | £495k | £500k |
| Jun 2021 | £490k | £510k |
| Sept 2021 | £483k | £505k |
| Dec 2021 | £481k | £500k |
| Mar 2022 | £460k | £500k |
| Jun 2022 | £473k | £500k |
| Sept 2022 | £484k | £520k |
| Dec 2022 | £489k | £525k |
| Mar 2023 | £488k | £525k |
| Jun 2023 | £475k | £526k |
| Sept 2023 | £455k | £525k |
| Dec 2023 | £448k | £522k |
| Mar 2024 | £450k | £522k |
| Jun 2024 | £465k | £521k |
| Sept 2024 | £470k | £525k |
| Dec 2024 | £488k | £525k |
| Mar 2025 | £500k | £526k |
| Jun 2025 | £500k | £530k |
| Sept 2025 | £500k | £530k |
| Dec 2025 | £505k | £528k |
| Jan 2026 | £505k | £525k |
402 homes sold in New Cross in the 12 months to January 2026, in line with New Cross's five-year norm
London is 2% above its own five-year norm
| Window ends | New Cross |
|---|---|
| Mar 2016 | 480 |
| Jun 2016 | 476 |
| Sept 2016 | 464 |
| Dec 2016 | 415 |
| Mar 2017 | 403 |
| Jun 2017 | 378 |
| Sept 2017 | 358 |
| Dec 2017 | 362 |
| Mar 2018 | 353 |
| Jun 2018 | 357 |
| Sept 2018 | 361 |
| Dec 2018 | 355 |
| Mar 2019 | 327 |
| Jun 2019 | 312 |
| Sept 2019 | 318 |
| Dec 2019 | 326 |
| Mar 2020 | 344 |
| Jun 2020 | 325 |
| Sept 2020 | 297 |
| Dec 2020 | 322 |
| Mar 2021 | 396 |
| Jun 2021 | 541 |
| Sept 2021 | 563 |
| Dec 2021 | 520 |
| Mar 2022 | 432 |
| Jun 2022 | 342 |
| Sept 2022 | 364 |
| Dec 2022 | 404 |
| Mar 2023 | 431 |
| Jun 2023 | 385 |
| Sept 2023 | 364 |
| Dec 2023 | 337 |
| Mar 2024 | 316 |
| Jun 2024 | 347 |
| Sept 2024 | 386 |
| Dec 2024 | 405 |
| Mar 2025 | 473 |
| Jun 2025 | 460 |
| Sept 2025 | 436 |
| Dec 2025 | 413 |
| Jan 2026 | 402 |
What listings offer
New Cross has less parking and fewer gardens and fewer chain-free homes than London.
Fewer gardens than London
45% of listings have a garden; London: 53%. 151 of 334 listings have a garden. Counted from listing descriptions, so treat as a lower bound.Less parking than London
25% of listings have parking or a garage; London: 43%. 82 of 334 listings have parking or a garage. Counted from listing descriptions, so treat as a lower bound.Fewer chain-free homes than London
25% of listings are listed as chain-free; London: 28%. 85 of 334 listings are listed as chain-free. Counted from listing descriptions, so treat as a lower bound.Recent sales in New Cross
The newest completed sales registered with HM Land Registry
| Address | Sold | Type | Price |
|---|---|---|---|
| Flat 3, 38 Manor Avenue · SE4 1PDFlat · Leasehold | Jul 2026 | Flat · Leasehold | £380,000 |
| 49 Gellatly Road · SE14 5TUTerraced · Freehold | Jul 2026 | Terraced · Freehold | £1,195,000 |
| Flat A, 12 Breakspears Road · SE4 1UWFlat · Leasehold | Jul 2026 | Flat · Leasehold | £493,000 |
| 10a Wickham Road · SE4 1PBFlat · Leasehold | Jul 2026 | Flat · Leasehold | £650,000 |
| 54 Farrow Lane · SE14 5DBTerraced · Freehold | Jul 2026 | Terraced · Freehold | £540,000 |
Current listings worth a look
Picked by simple rules, not adverts: cheapest, most space, gardens
Besson Street, London, SE14
As of 4 October 2026
Endwell Road, Brockley, SE4
As of 4 October 2026
Ashby Road, London, SE4
As of 4 October 2026
Foxwell Mews, Brockley, London, SE4
As of 4 October 2026
Watching the New Cross market?
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Current listings around New Cross
| Area | For sale | Median asking | Median 2-bed | Sold £/sq ft | Houses |
|---|---|---|---|---|---|
| New Cross | 334 | £472k | £500k | £687 | 16% |
| Deptford | 363 | £450k | £475k | £627 | 4% |
| Peckham | 955 | £450k | £450k | £674 | 11% |
| Rotherhithe | 840 | £541k | £550k | £678 | 6% |
| Lewisham | 718 | £420k | £400k | £604 | 23% |
| Bermondsey | 1,310 | £600k | £650k | £712 | 4% |
| Greenwich | 1,131 | £490k | £500k | £647 | 14% |
| Canary Wharf | 1,130 | £550k | £600k | £646 | 3% |
| Millwall | 918 | £565k | £615k | £659 | 3% |
| Blackheath | 859 | £500k | £453k | £607 | 27% |
| Camberwell | 804 | £450k | £475k | £698 | 12% |
| East Dulwich | 613 | £525k | £475k | £770 | 24% |
| Hither Green | 325 | £425k | £375k | £579 | 37% |
| Londonbenchmark | 66,144 | £565k | £500k | £596 | 26% |
Key facts about New Cross
- Rising: the median sold price in New Cross is up 31% over the last 10 years and up 4% over the last 12 months.
- Homes for sale skew cheaper than in London: 55% of current listings in New Cross ask under £500k, against 40% across London.
- Sales are in line with New Cross's five-year norm: 402 homes sold in the 12 months to January 2026, against a norm of 404 a year; 86 homes came onto the market in the last 30 days and 50 left it.
New Cross property market: common questions
Where is New Cross?
New Cross sits in south-east London, in Lewisham, about 4 miles from the centre.
What is the average house price in New Cross?
The median asking price across the 334 homes for sale in New Cross is £472,000 (as of 4 October 2026). We quote the median (the middle listing) rather than a mean, because a handful of very expensive homes would pull a mean upwards. Half of listings ask between £350,000 and £596,250. That is 16% below London. Homes that actually sold in New Cross went for a median £505,000 (Land Registry, 12 months to January 2026).
Are house prices in New Cross rising or falling?
Rising. Based on HM Land Registry completed sales, the median sold price in New Cross is up 31% over the last 10 years and up 4% over the last 12 months (12 months to January 2026). These medians compare the homes that happened to sell in each window, so they mix price movement with changes in what sold.
Is New Cross cheaper than London?
Yes: asking prices in New Cross are typically lower than across London. The median asking price in New Cross is £472,000 against £565k across London: 16% below London. Some of that gap reflects what is for sale in each place rather than like-for-like value. The saving holds from the lower end to the top of the market.
How many homes are for sale in New Cross?
334 homes are on the market in New Cross right now, up 14% since 31 Aug, 86 of them listed in the last 30 days. Perch counts every listing it tracks across estate agents and portals, refreshed daily.
Are house prices being cut in New Cross?
42 listings in New Cross had their asking price reduced in the last 30 days, about 13% of the homes currently for sale.
How long are homes on the market in New Cross?
Of the New Cross listings that came off the market in the last 30 days and that we first saw after we began tracking the area, the typical one had been advertised for 104 days. Coming off the market usually means sold subject to contract, but it can also mean withdrawn, so treat this as time advertised rather than time to sell.
How much do flats and houses cost in New Cross?
The median asking price for a flat in New Cross is £425,000. Houses are quoted by type rather than as one figure, because the mix moves the number more than the market does: the largest group on the market is terraced houses, at a median £737,500 across 48 listings. The Prices by property type chart on this page covers every type we track.
How much is a two-bedroom flat in New Cross?
The median asking price for a two-bedroom flat in New Cross is £500,000, across 128 current listings.
How much is a three-bedroom house in New Cross?
There is no single three-bedroom house price: the largest group of three-bedroom houses for sale in New Cross is terraced houses, at a median asking price of £700,000 across 21 listings. The Size × type view on this page covers every combination we track.
What is the price per square foot in New Cross?
In New Cross, homes that sold went for a median £687 per sq ft (HM Land Registry and EPC data), and current listings with a known floor area ask a median £651 per sq ft.
How these numbers are made
- Asking figures: Current listings we track across estate agents and portals (334 in New Cross), refreshed daily, as of 4 October 2026. We quote medians, never means, and suppress anything based on fewer than 5 listings.
- Off market and time listed: Off-market counts include only listings confirmed off the market after a short grace period; "typical time listed" is time advertised, not time to sell. We have tracked New Cross since October 2025.
- London comparisons: The same daily snapshot taken across the whole of London, so both sides of every comparison share one basis. Where a comparison spans all property types, some of the gap reflects what is for sale here.
- Sold figures: HM Land Registry price paid data. Sold prices and sales counts cover the 12 months to January 2026; sold price per square foot covers the 12 months to July 2026, with floor areas from EPC certificates (the two run on different pipelines, and the latest months are left out while sales are still being registered). England and Wales; new-builds and non-standard transactions excluded.
Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0, and Energy Performance of Buildings Data: England and Wales © Crown copyright.