Rushey Green · Lewisham · Lewisham East constituency · 51.45021, -0.01526

SE13 6HH— Rushey Green, Lewisham

Location and area intelligence for SE13 6HH, Rushey Green, Lewisham

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
74
Schools
90
Transport
50
Environment
68
Investment
48

The bottom line

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

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Location

SE13 6HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for SE13 6HH

🛡️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 6HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Mary's Lewisham Church of England Primary School

Good · Inspected Dec 2021 · 7 min walk

KS2: 105.9

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 16 min walk

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.2 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 241.9%

-8% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour14%
Vehicle crime8%
Burglary6%
Drug offences5%
Theft5%
Robbery4%

Stop & search

6.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 774m

Crime is +8% 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£7,762/m²
Price per ft²£721/ft²
Avg floor area56.6 m²

EPC breakdown

C
12%
D
6%
E
7%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 3%Terraced 28%Detached 10%Flat 59%

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£141,500
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 CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.9%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.0%

per year

Acceleration

-91.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Detached7.7%
Semi-detached3.8%
Terraced26.9%
Flat/maisonette61.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£72k£72k+0%2
Post-dot-com plateau2001–2004£60k£181k+201.7%1.8
Pre-crash peak2006–2006£157k£157k+0%1
GFC & correction2010–2011£90k£171k+90%1
Help-to-Buy recovery2014–2016£278k£373k+34.2%2.3
Brexit uncertainty2019–2019£386k£386k+0%1
Pandemic surge2021–2021£281k£281k+0%1
Rate-rise correction2023–2023£500k£500k+0%3
Current market2025–2025£430k£430k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.6%
District
7.6%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position40

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
19.4 min walk
Ladywell

Nearby stations

LadywellNational Rail
9 min walk
Lewisham DLR StationDLR
20 min walk
Elverson Road DLR StationDLR
26 min walk
Honor Oak Park Rail StationWindrush · Southern
26 min walk
Brockley Rail StationSouthern · Windrush
28 min walk
No bus stops within 400m

52

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria47 min ↑
Waterloo32 min ↓
Canary Wharf38 min ↓
City35 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)

3

EV chargers (800m)

Total spaces (800m)6
Nearest car park303m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Disabled Parking· no
444m
🅿️
Patient & Visitor Parking· yes
586m
🅿️
Thomas Lane Car Park· yes
702m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 34%
More green space than 97% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.9 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

3 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 439 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

41

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

7

Convenience

No pubs within 400m — nearest: The Jolly Farmer (551 m)

Nearest supermarketKorona · 373 m
7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

789m

Post office

Nearby shops

Tesco Express99 m
Eelam111 m
Damascus Halal Market138 m
European Market150 m

Nearby cafes

Star Cafe134 m
Nes's Cafe149 m
Serve Smiths155 m
Kem's Café261 m

Nearby restaurants

Metro's Fried Chicken109 m
Himalaya117 m
Lewisham Best Kebab120 m
Taste Soul Good122 m

Nearby pubs

The Jolly Farmer551 m
Sarah's Place638 m
The Black Cat660 m
The Fox & Firkin743 m

Nearby gyms

Forma149 m
PureGym428 m
Ladywell Arena Sportshall467 m
Air Thrill586 m

Nearby pharmacies

Rushey Green Pharmacy216 m
Boots414 m
Superdrug533 m
Widdicombe Pharmacy642 m

Nearby health

Rushey Green Dental Practice326 m
University Hospital Lewisham439 m
The Broadway Dental Practice677 m
Woodlands Health Centre719 m
Food hygiene (5-star)55% of 130

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

48

Investment score

Moderate

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 score22/100
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

56.6

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route212m
Crossrail 2 route10,251m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,798 nationally

1,510

Est. population

13,800/km²

64%

Employed

52%

Degree educated

£37,500

Median income

7.0%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

19%
28%
27%
15%
Under 1820%
18–3428%
35–4927%
50–6416%
65+10%

Tenure

18%
32%
26%
23%
Own outright18%
Own (mortgage)32%
Private rent26%
Social rent23%
Shared ownership0%

Ethnicity

34%
15%
29%
White British34%
White Other15%
Asian7%
Black29%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine21%
No car household48%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent26%
Social rent23%

vs. London

Income vs London-10.7%

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)
94
Largest scheme
63 homes · EROS HOUSE, EROS HOUSE, BROWNHILL ROAD, SE6
Pipeline pressure
NONE

Named schemes (500m)

9-19, 9-19, Rushey Green, London, SE6 4AZ45 homes
completed
65, 66 & 67, 65, 66 & 67, LEWISHAM PARK, SE1338 homes
completed
99-105, 99-105, RUSHEY GREEN, SE634 homes
completed
THE GEORGE P.H. 1, THE GEORGE P.H. 1, RUSHEY GREEN, SE6 4AS33 homes
completed
LAND AT REAR, 102-124, LAND AT REAR, 102-124, GEORGE LANE, SE1315 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
22.3%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Louise KrupskiLabour and Co-operative Party
John Michael MuldoonLabour and Co-operative Party
James-J WalshLabour and Co-operative Party

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Key facts for SE13 6HH

Full postcodeSE13 6HH
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.450207
Longitude-0.015258
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