Lewisham Central · Lewisham · Lewisham North constituency · 51.45708, -0.00867

SE13 6DF— Lewisham Central, Lewisham

Location and area intelligence for SE13 6DF, Lewisham Central, Lewisham

The practical family move

 

Schools 100%Safety 70/100Transport 48/100

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
62
Safety
70
Schools
60
Transport
48
Environment
40
Investment
67

The bottom line

SE13 6DF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE13 6DF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+39.0% vs London avg

Deep-dive guides for SE13 6DF

🛡️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 6DF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 104.0

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 15 min walk

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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.6 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 275.0%

+19% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour13%
Drug offences8%
Theft8%
Burglary8%
Vehicle crime6%
Robbery3%

Stop & search

6.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 307m

Crime is +39% above London average

Property

Prices, sales volume and market trends

Avg floor area63.6 m²

EPC breakdown

C
23%
D
25%
E
3%
F
1%

Based on 52 properties · Confidence: high

Street mix

Semi 7%Flat 91%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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£159,000
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 CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.7%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.8%

per year

Acceleration

+32.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached7.7%
Flat/maisonette92.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£86k+61.3%2.4
Post-dot-com plateau2001–2004£118k£157k+32.8%2.8
Pre-crash peak2005–2007£164k£188k+14.5%2
GFC & correction2009–2012£163k£141k-13.1%1.5
Help-to-Buy recovery2013–2016£142k£341k+140.1%2
Brexit uncertainty2017–2019£293k£690k+135.9%2.5
Pandemic surge2021–2021£340k£340k+0%3
Rate-rise correction2022–2023£282k£327k+15.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
10.7 min walk
Hither Green→ Victoria· 2 tph
22 min

Nearby stations

Hither GreenNational Rail
10 min walk
Lewisham DLR StationDLR
11 min walk
Elverson Road DLR StationDLR
18 min walk
Deptford Bridge DLR StationDLR
27 min walk
Brockley Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

49

Walkability score

66

Footpaths (500m)

0

Santander docks (800m)

2.1 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)

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Parking & EV

Car parks, spaces and charging points

17

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)157
Nearest car park230m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
247m
🅿️
Patient & Visitor Parking· yes
575m
🅿️
Disabled Parking· no
645m

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 AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.0 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

NOVUM HEALTH PARTNERSHIP

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

14 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 741 m
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

149

Parks (1km)

55

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Watch House (385 m)

Nearest supermarketLewisham Food Centre · 313 m
1 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)

510m

Post office

Nearby shops

Senu Food & Wine174 m
Ed Baker199 m
Supersave349 m
Lucky Store377 m

Nearby cafes

Cafe Inn358 m
Chef's Treat406 m
Lewisham Arts Cafe419 m
Yummy Eats Cafe498 m

Nearby restaurants

Taco Bell309 m
KFC310 m
Gabby's Caribbean & Soul Food312 m
La Parma Pizza336 m

Nearby pubs

The Watch House385 m
The Fox & Firkin388 m
The Jolly Farmer560 m
Lewisham Tavern598 m

Nearby gyms

The Lane441 m
PureGym630 m
Glass Mill Leisure Centre852 m
CRANK Lewisham941 m

Nearby pharmacies

Sheel358 m
Baum Pharmacy472 m
Superdrug486 m
Lewis Grove575 m

Nearby health

Triangle Group Practice229 m
Belmont Park Dental Care476 m
Toothbrush Dental531 m
Lewisham Dental Practice566 m
Food hygiene (5-star)45% of 180

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

67

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

42.5

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route521m
Crossrail 2 route10,319m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,579 nationally

1,324

Est. population

13,303/km²

60%

Employed

47%

Degree educated

10.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

33

Community stability

Age profile

23%
27%
25%
16%
Under 1823%
18–3427%
35–4925%
50–6417%
65+8%

Tenure

17%
38%
31%
Own outright12%
Own (mortgage)17%
Private rent38%
Social rent31%
Shared ownership1%
Rent free1%

Ethnicity

29%
17%
15%
25%
White British29%
White Other17%
Asian14%
Black25%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine22%
No car household61%
Unemployed9%
No qualifications17%

Housing tenure (Census 2021)

Private rent38%
Social rent31%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
18
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)
90
Largest scheme
137 homes · Riverdale House, 68, Riverdale House, 68, Molesworth Street, SE13 7EY
Pipeline pressure
NONE

Named schemes (500m)

FORMER FARMERS SITE, FORMER FARMERS SITE, COURTHILL ROAD, LONGBRIDGE WAY, SE1356 homes
completed
HETHER GROVE ESTATE, HETHER GROVE ESTATE, HITHER GREEN LANE, THORNFORD ROAD, SE1349 homes
completed
23 MERCIA GROVE, 31-41, 23 MERCIA GROVE, 31-41, LEWIS GROVE, LONDON, SE13 6BJ31 homes
completed
LEWISHAM UNITED REFORM CHURCH, 245, LEWISHAM UNITED REFORM CHURCH, 245, LEWISHAM HIGH STREET, SE13 6NQ16 homes
completed
SPOTTED COW P.H. 104, SPOTTED COW P.H. 104, HITHER GREEN LANE, SE13 6QA16 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 6DF

Full postcodeSE13 6DF
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.457083
Longitude-0.008669
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