Lewisham Central · Lewisham · Lewisham North constituency · 51.45906, -0.00686

SE13 5EX— Lewisham Central, Lewisham

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

The practical family move

 

Schools 100%Safety 78/100Transport 48/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
78
Schools
76
Transport
48
Environment
38
Investment
62

The bottom line

SE13 5EX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE13 5EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+25.0% vs London avg

Deep-dive guides for SE13 5EX

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

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“The practical family move”

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How SE13 5EX 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 · 23 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.1 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+7% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour17%
Drug offences11%
Vehicle crime7%
Burglary6%
Theft4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 489m

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area61.5 m²

EPC breakdown

C
53%
D
17%
E
3%

Based on 73 properties · Confidence: high

Street mix

Terraced 88%Flat 12%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£153,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+6.3%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.0%

per year

Acceleration

-102.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Terraced87.5%
Flat/maisonette12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£73k£95k+30.1%1
Post-dot-com plateau2001–2004£149k£241k+62%1.5
GFC & correction2008–2012£290k£267k-7.9%1.3
Brexit uncertainty2018–2018£465k£465k+0%1
Pandemic surge2021–2021£335k£335k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.5%
District
5.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
9.3 min walk
Hither Green→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
9 min walk
Hither GreenNational Rail
11 min walk
Elverson Road DLR StationDLR
16 min walk
Deptford Bridge DLR StationDLR
25 min walk
Greenwich DLR StationDLR
27 min walk
No bus stops within 400m

59

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria49 min ↑
Waterloo34 min ↓
Canary Wharf40 min ↓
City38 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)157
Nearest car park128m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
303m
🅿️
Patient & Visitor Parking· yes
784m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 6.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% 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

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 968 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

326

Parks (1km)

50

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

11

Convenience

No pubs within 400m — nearest: The Watch House (352 m)

Nearest supermarketLidl · 192 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

263m

Post office

Nearby shops

Sainsbury's Local233 m
Sputnick239 m
Shop Brazil246 m
Londis256 m

Nearby cafes

Yummy Eats Cafe255 m
Le Grand Maghreb Cafe275 m
Cafe Inn316 m
Chef's Treat316 m

Nearby restaurants

The Darjeeling199 m
Pacific Pizza201 m
Triple A Kitchen253 m
Wood Fire Caribbean257 m

Nearby pubs

The Watch House352 m
Lewisham Tavern404 m
Joiners Arms538 m
The Fox & Firkin569 m

Nearby gyms

PureGym453 m
The Lane662 m
Glass Mill Leisure Centre736 m
Evolve Fitness Studio743 m

Nearby pharmacies

Baum Pharmacy298 m
Superdrug375 m
Lewis Grove389 m
Sheel525 m

Nearby health

Belmont Park Dental Care264 m
Toothbrush Dental304 m
Triangle Group Practice356 m
Lewisham Dental Practice370 m
Food hygiene (5-star)46% of 158

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

62

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
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

45.8

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route605m
Crossrail 2 route10,347m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,878 nationally

2,158

Est. population

15,789/km²

60%

Employed

43%

Degree educated

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

20%
24%
24%
19%
Under 1820%
18–3424%
35–4924%
50–6419%
65+13%

Tenure

18%
26%
44%
Own outright10%
Own (mortgage)18%
Private rent26%
Social rent44%
Shared ownership2%
Rent free0%

Ethnicity

28%
17%
29%
White British28%
White Other17%
Asian13%
Black29%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household61%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent44%
Private rent26%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
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)
98
Largest scheme
137 homes · Riverdale House, 68, Riverdale House, 68, Molesworth Street, SE13 7EY
Pipeline pressure
NONE

Named schemes (500m)

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
36-56, 36-56, Lee High Road, SE13 5PT22 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 5EX

Full postcodeSE13 5EX
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.459058
Longitude-0.006856
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