Lewisham Central · Lewisham · Lewisham North constituency · 51.46077, -0.00764

SE13 5ES— Lewisham Central, Lewisham

Location and area intelligence for SE13 5ES, Lewisham Central, Lewisham

High-connectivity investment target

 

Schools 100%Safety 46/100Transport 54/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
46
Schools
76
Transport
54
Environment
38
Investment
56

The bottom line

SE13 5ES offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

SE13 5ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+270.0% vs London avg

Deep-dive guides for SE13 5ES

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How SE13 5ES has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 3 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 21 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 32 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

240.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1942.3%

+217% vs borough

Crime by type

Other42%
Violence & sexual offences21%
Theft9%
Drug offences8%
Anti-social behaviour7%
Robbery5%
Vehicle crime5%
Burglary4%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 563m

Crime is +270% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,380/m²
Price per ft²£593/ft²
Avg floor area71.8 m²

EPC breakdown

B
1%
C
16%
D
18%
E
4%
F
1%

Based on 40 properties · Confidence: high

Street mix

Semi 2%Terraced 8%Flat 90%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£179,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.7%

Total change

+521%

Market Activity

Price Velocity & Acceleration

Current Velocity

+91.5%

per year

Acceleration

+87.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached1.8%
Terraced8.9%
Flat/maisonette89.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£91k£112k+23.1%2.7
Post-dot-com plateau2001–2004£108k£157k+45%3.5
Pre-crash peak2005–2007£123k£154k+25.2%3
GFC & correction2008–2012£167k£265k+58.7%2
Help-to-Buy recovery2013–2016£143k£305k+113.3%1.8
Brexit uncertainty2017–2019£449k£320k-28.7%1.3
Pandemic surge2020–2020£430k£430k+0%1
Rate-rise correction2023–2023£320k£320k+0%1
Current market2024–2026£284k£565k+99.1%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.1%
District
6.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing11
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
7 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
7 min walk
LewishamNational Rail
9 min walk
Elverson Road DLR StationDLR
14 min walk
Deptford Bridge DLR StationDLR
23 min walk
Greenwich DLR StationDLR
25 min walk
No bus stops within 400m

66

Walkability score

200

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria45 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City42 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

21

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park60m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
340m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.5 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield853.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHG THE BLACKHEATH HOSPITAL

40-42 LEE TERRACE, SE3 9UD

13 min walk

0

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

342

Parks (1km)

49

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

20

Convenience

Nearest supermarketLidl · 178 m
3 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

131m

Post office

Nearby shops

Shop Brazil107 m
Sputnick110 m
La Fontaine125 m
Asian Food Specialists126 m

Nearby cafes

Le Grand Maghreb Cafe103 m
Yummy Eats Cafe105 m
La Patisserie D'or135 m
Lava Cafe168 m

Nearby restaurants

Pizza GoGo104 m
Triple A Kitchen107 m
Pepe's Piri Piri111 m
Shrooms City123 m

Nearby pubs

Lewisham Tavern207 m
The Watch House296 m
Joiners Arms349 m
The Anchor585 m

Nearby gyms

PureGym261 m
Glass Mill Leisure Centre563 m
CRANK Lewisham636 m
Anytime Fitness779 m

Nearby pharmacies

Lewis Grove196 m
Superdrug240 m
Baum Pharmacy406 m
Sheel584 m

Nearby health

Toothbrush Dental114 m
Lewisham Dental Practice174 m
Lewis Grove Dental Practice196 m
Belmont Park Dental Care336 m
Food hygiene (5-star)47% of 155

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

56

Investment score

Good

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

60.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route515m
Crossrail 2 route10,223m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,690 nationally

2,205

Est. population

8,481/km²

69%

Employed

63%

Degree educated

6.0%

Claimant rate

Inner cityHigh densityYoung professionals

31

Community stability

Age profile

16%
37%
27%
15%
Under 1816%
18–3437%
35–4927%
50–6415%
65+6%

Tenure

27%
49%
Own outright10%
Own (mortgage)27%
Private rent49%
Social rent11%
Shared ownership2%

Ethnicity

31%
23%
17%
17%
White British31%
White Other23%
Asian17%
Black18%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household64%
Unemployed8%
No qualifications11%

Housing tenure (Census 2021)

Private rent49%
Social rent11%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
14
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
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)
94
Largest scheme
193 homes · Lewisham Gateway Block A, Lewisham Gateway Block A, Lewisham High Street, SE13
Pipeline pressure
NONE

Named schemes (500m)

65-71, 65-71, LEWISHAM HIGH STREET, LONDON, SE13 5JX36 homes
completed
23 MERCIA GROVE, 31-41, 23 MERCIA GROVE, 31-41, LEWIS GROVE, LONDON, SE13 6BJ31 homes
completed
KINGSLEY HOME, KINGSLEY HOME, MERCATOR ROAD, SE1327 homes
completed
Mercator Road, SE1326 homes
completed
FIRST FLOOR TO FOURTH FLOOR, 73-77 LEWISHAM HIGH STREET, LONDON, SE13 5JX23 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
31.2%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Edison HuynhLabour
Aliya SheikhLabour

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Key facts for SE13 5ES

Full postcodeSE13 5ES
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.460771
Longitude-0.007645
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