Hither Green · Lewisham · Lewisham East constituency · 51.45063, -0.00216

SE13 6EW— Hither Green, Lewisham

Location and area intelligence for SE13 6EW, Hither Green, Lewisham

The family fortress

 

Schools 100%Safety 68/100Transport 57/100Low yield 2.52%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
68
Schools
83
Transport
57
Environment
44
Investment
40

The bottom line

SE13 6EW offers exceptional schools (100% Good/Outstanding) and low crime at £678,500 median — a strong choice for Families.

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Location

SE13 6EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+30.5% vs London avg
vs London income+10.2% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for SE13 6EW

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

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“The family fortress”

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How SE13 6EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brindishe Green School

Good · Inspected Sept 2023 · 2 min walk

KS2: 107.4

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 25 min walk

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 · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 246.4%

+43% vs borough

Crime by type

Other34%
Violence & sexual offences29%
Anti-social behaviour17%
Drug offences5%
Vehicle crime5%
Theft4%
Burglary4%
Robbery3%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.0km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£678,500

Median sale price

Above London median by 30%

£678,500 is 30% above the London median (£520,000)

+65.0%

This year

Terraced

Dominant type

Price history

5-year change
-1.7%
Sales (24 months)6
New build0.0%
Avg terraced£678,500
Price per m²£7,531/m²
Price per ft²£700/ft²
Avg floor area92.4 m²

EPC breakdown

C
7%
D
20%
E
11%

Based on 38 properties · Confidence: high

Street mix

Terraced 92%Flat 7%Other 1%

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

Stamp duty

Standard buyer£21,425
First-time buyerFTB
£21,425
Additional propertyBTL/2nd
£41,780

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.7×

Price-to-income

£3,394/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£231,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+885%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-19.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 79 sales

Property Type Mix

Total: 79 sales

Terraced92.4%
Flat/maisonette7.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£127k+92.4%2.5
Post-dot-com plateau2001–2004£149k£227k+52.7%3.2
Pre-crash peak2005–2007£234k£250k+7.1%1.3
GFC & correction2008–2012£295k£304k+3%3.2
Help-to-Buy recovery2013–2016£376k£594k+57.8%2
Brexit uncertainty2017–2019£596k£728k+22%2.3
Pandemic surge2020–2021£590k£690k+16.9%2
Rate-rise correction2022–2023£710k£640k-9.9%2.5
Current market2024–2025£711k£650k-8.6%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.6%
District
8.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
20.8 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
2 min walk
Lewisham DLR StationDLR
22 min walk
Elverson Road DLR StationDLR
29 min walk
Brockley Rail StationSouthern · Windrush
36 min walk
Deptford Bridge DLR StationDLR
37 min walk
No bus stops within 400m

33

Walkability score

54

Footpaths (500m)

0

Santander docks (800m)

2.6 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

2

Car parks (800m)

5

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock2.6 km

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: 8.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 49%
More green space than 79% of London

Nearest SSSI: Elmstead Pit 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

PARKVIEW SURGERY

DOCTORS SURGERY, 186 BROWNHILL ROAD, CATFORD, SE6 1AT

9 min walk

69%

Recommend GP

69%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

11

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

18

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketLidl · 1.1 km
2 tennis courts1 swimming pools

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)

1.2km

Post office

Nearby shops

Nisa Local Hither Green262 m
Sainsbury's Local269 m
Staple Mart336 m
Red Lion Wine343 m

Nearby cafes

Arlo & Moe140 m
Gordes156 m
Mugadas' Machiato & More172 m
Le Delice Bakery250 m

Nearby restaurants

Malai Thai254 m
Saka Maka259 m
Favourable Fried Chicken275 m
Blue Marlin Fish Bar291 m

Nearby pubs

Sarah's Place279 m
Station Hotel305 m
VVS Bar Lounge720 m
Rambles1.0 km

Nearby gyms

Anytime Fitness268 m
The Lane490 m
Evolve Fitness Studio970 m

Nearby pharmacies

Woodlands Pharmacy228 m
Rains Pharmacy252 m
Widdicombe Pharmacy272 m
Baum Pharmacy927 m

Nearby health

Woodlands Health Centre211 m
Park View Medical Centre784 m
Hillview Dental836 m
Lewisham Medical Centre991 m
Food hygiene (5-star)54% of 67

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

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

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

48.8

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,099m
Crossrail 2 route11,037m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,126 nationally

1,791

Est. population

11,609/km²

68%

Employed

52%

Degree educated

£46,300

Median income

6.5%

Claimant rate

Inner cityHigh densityEstablished mixed

42

Community stability

Age profile

24%
22%
28%
17%
Under 1824%
18–3422%
35–4928%
50–6418%
65+9%

Tenure

19%
32%
33%
16%
Own outright19%
Own (mortgage)32%
Private rent33%
Social rent16%
Shared ownership1%

Ethnicity

37%
14%
20%
White British37%
White Other14%
Asian13%
Black20%
Mixed13%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine19%
No car household51%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent33%
Social rent16%

vs. London

Income vs London+10.2%
Price vs London+30.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Borough approval rate
61%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
19
Largest scheme
506 homes · Site of Hither Green Hospital, Site of Hither Green Hospital, Hither Green Lane, SE13 6RU
Pipeline pressure
NONE

Named schemes (500m)

Site of Hither Green Hospital, Site of Hither Green Hospital, Hither Green Lane, SE13 6RU506 homes
completed
HITHER GREEN HOSPITAL, LAND FACING ON TO, HITHER GREEN HOSPITAL, LAND FACING ON TO, STAINTON ROAD, SE13153 homes
completed
Fomer Hither Green Hospital site (Block H) , 234-244, Fomer Hither Green Hospital site (Block H) , 234-244, Hither Green Lane, Lewisham Central, SE13 6RU109 homes
completed
72-78, 72-78, NIGHTINGALE GROVE, SE13 6DZ62 homes
completed
9, 9, STAPLEHURST ROAD, SE13 5ND51 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.8%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Yemisi AnifowoseLabour
Kim Amanda PowellLabour
Mark InglebyLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£678,500)

£21,425

Standard buyer

£21,425

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE13 6EW

Full postcodeSE13 6EW
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.450632
Longitude-0.002156
Parliamentary constituencyLewisham East
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