Lewisham Central · Lewisham · Lewisham North constituency · 51.46523, -0.01276

SE13 5FS— Lewisham Central, Lewisham

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

City living at its best

 

Top 8% LondonSchools 75%Safety 67/100Transport 71/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
67
Schools
68
Transport
71
Environment
67
Investment
57

The bottom line

SE13 5FS offers low crime and good transport links — strong value for Families and Commuters who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SE13 5FS scores on each.

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Do you work from home?
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Location

SE13 5FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+129.0% vs London avg

Deep-dive guides for SE13 5FS

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“City living at its best”

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How SE13 5FS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 7 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 16 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

148.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+96% vs borough

Crime by type

Other31%
Violence & sexual offences28%
Anti-social behaviour12%
Drug offences9%
Burglary8%
Theft4%
Robbery4%
Vehicle crime3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 912m

Crime is +129% 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£6,179/m²
Price per ft²£574/ft²
Avg floor area61.5 m²

EPC breakdown

B
9%
C
2%

Based on 11 properties · Confidence: medium

Street mix

Flat 99%Other 2%

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£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 era2012 onwards
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+0.6%

Total change

+6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.6%

per year

Acceleration

-6.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 65 sales

Property Type Mix

Total: 65 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£360k£360k+0%51
Brexit uncertainty2017–2019£465k£350k-24.7%1
Pandemic surge2021–2021£370k£370k+0%3
Rate-rise correction2022–2023£465k£435k-6.5%3
Current market2025–2025£380k£380k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
0.6%
District
0.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
LewishamDLR line
0.3 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
1 min walk
LewishamNational Rail
1 min walk
Elverson Road DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
15 min walk
Greenwich DLR StationDLR
18 min walk
1 bus routes · 10 stops within 400m · 471 buses/hr peak

75

Walkability score

355

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria43 min ↑
Waterloo29 min ↓
Canary Wharf26 min ↓
City31 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

17

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park130m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
739m

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
NoiseHIGH
road · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 22%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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): 2

Landslide susceptibility: Medium

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

NOVUM HEALTH PARTNERSHIP

THE PRIMARY CARE CENTRE, HAWSTEAD ROAD, LEWISHAM, SE6 4JH

23 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

297

Parks (1km)

41

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketAsda · 266 m
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

121m

Post office

Nearby shops

Kiki & Miumiu66 m
Sainsbury's Local204 m
Matu Enterprise249 m
Lewisham Express Food & Wine271 m

Nearby cafes

Maggie's96 m
Puccino's98 m
Ding Tea230 m
T4 Tea For U324 m

Nearby restaurants

Pret A Manger52 m
Zest Brunch & Bar111 m
Payîz130 m
Iro Sushi224 m

Nearby pubs

The Anchor147 m
Joiners Arms262 m
The Bar Beach Grill291 m
The Rising Sun387 m

Nearby gyms

CRANK Lewisham99 m
Glass Mill Leisure Centre153 m
Anytime Fitness294 m
Silkworks Gym314 m

Nearby pharmacies

Lewis Grove415 m
Superdrug465 m
Sheel895 m
Geepharm Chemist901 m

Nearby health

Banning99 m
Banning Dental Group168 m
Portland Smile Clinic285 m
Lewis Grove Dental Practice414 m
Food hygiene (5-star)51% of 168

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

E

High street health

Investment

Investment grade, yield and market outlook

57

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
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

76

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route74m
Crossrail 2 route9,713m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,415 nationally

1,090

Est. population

20,134/km²

88%

Employed

79%

Degree educated

2.4%

Claimant rate

Urban coreVery high densityYoung professionals

17

Community stability

Age profile

61%
26%
Under 187%
18–3461%
35–4926%
50–645%
65+1%

Tenure

19%
74%
Own outright5%
Own (mortgage)19%
Private rent74%
Social rent2%
Shared ownership0%

Ethnicity

26%
34%
21%
White British26%
White Other34%
Asian21%
Black9%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional69%
Routine / semi-routine8%
No car household81%
Unemployed4%
No qualifications4%

Housing tenure (Census 2021)

Private rent74%
Social rent2%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
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)
2
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1036
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13794 homes
completed
THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH415 homes
completed
FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 homes
completed
72-78, 72-78, Conington Road, SE13330 homes
completed
SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, ELMIRA STREET, SE13215 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 5FS

Full postcodeSE13 5FS
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.465228
Longitude-0.012763
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