Rushey Green · Lewisham · Lewisham East constituency · 51.45011, -0.00965

SE13 6HZ— Rushey Green, Lewisham

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

The family fortress

 

Schools 100%Safety 74/100Transport 50/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
74
Schools
83
Transport
50
Environment
59
Investment
60

The bottom line

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

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Location

SE13 6HZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 6HZ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE13 6HZ 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 · 5 min walk

KS2: 107.4

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 23 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 31 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

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 · 806m

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area46.4 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

Street mix

Semi 19%Terraced 81%

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£116,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2023 · CAGR

+6.7%

Total change

+478%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

-32.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached21.7%
Terraced78.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£91k+54.2%1.3
Post-dot-com plateau2001–2004£100k£148k+47.6%2.5
Pre-crash peak2007–2007£207k£207k+0%2
GFC & correction2010–2011£173k£160k-7.3%1.5
Help-to-Buy recovery2013–2013£218k£218k+0%2
Brexit uncertainty2017–2017£310k£310k+0%1
Rate-rise correction2023–2023£341k£341k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.3%
District
9.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
19.6 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
8 min walk
Lewisham DLR StationDLR
20 min walk
Elverson Road DLR StationDLR
27 min walk
Honor Oak Park Rail StationSouthern · Windrush
31 min walk
Brockley Rail StationSouthern · Windrush
32 min walk
No bus stops within 400m

28

Walkability score

42

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

8

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)6
Nearest car park252m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Disabled Parking· no
658m
🅿️
Patient & Visitor Parking· yes
758m

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: 7.2 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 67%
More green space than 81% of London

Nearest SSSI: Elmstead Pit SSSI — 5.3 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

7 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 705 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

22

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 887 m
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)

847m

Post office

Nearby shops

Red Lion Wine266 m
Chop Land267 m
Samrigya Cash & Carry379 m
Lucky Store409 m

Nearby cafes

Mountsfield Park Cafe218 m
Found Hope259 m
Le Delice Bakery274 m
Star Cafe496 m

Nearby restaurants

The Frying Squad261 m
Wok Inn261 m
Saka Maka266 m
Malai Thai270 m

Nearby pubs

Sarah's Place258 m
VVS Bar Lounge604 m
The Jolly Farmer717 m
Station Hotel739 m

Nearby gyms

The Lane358 m
Anytime Fitness421 m
Forma538 m
PureGym725 m

Nearby pharmacies

Widdicombe Pharmacy259 m
Woodlands Pharmacy301 m
Rushey Green Pharmacy595 m
Boots649 m

Nearby health

Woodlands Health Centre329 m
Park View Medical Centre579 m
Rushey Green Dental Practice616 m
University Hospital Lewisham705 m
Food hygiene (5-star)53% of 66

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

60

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

38.1

Price growth score

D
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route597m
Crossrail 2 route10,601m

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)
2
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)
78
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
HETHER GROVE ESTATE, HETHER GROVE ESTATE, HITHER GREEN LANE, THORNFORD ROAD, SE1349 homes
completed
65, 66 & 67, 65, 66 & 67, LEWISHAM PARK, SE1338 homes
completed
SPOTTED COW P.H. 104, SPOTTED COW P.H. 104, HITHER GREEN LANE, SE13 6QA16 homes
completed
104-108, 104-108, GEORGE LANE, SE13 6HW15 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 6HZ

Full postcodeSE13 6HZ
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.450112
Longitude-0.009649
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