Hither Green · Lewisham · Lewisham East constituency · 51.44873, -0.00263

SE13 6PD— Hither Green, Lewisham

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

The family fortress

 

Schools 100%Safety 74/100Transport 49/100Yield 4.89%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
74
Schools
83
Transport
49
Environment
58
Investment
60

The bottom line

SE13 6PD offers exceptional schools (100% Good/Outstanding) and low crime at £350,000 median — a strong choice for Families.

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Location

SE13 6PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income+10.2% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for SE13 6PD

🛡️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 6PD 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 · 4 min walk

KS2: 107.4

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 22 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.0 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 447.1%

-3% vs borough

Crime by type

Violence & sexual offences32%
Other28%
Anti-social behaviour18%
Vehicle crime9%
Burglary6%
Robbery3%
Drug offences2%
Theft1%

Stop & search

3.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.2km

Crime is +14% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

+23.7%

This year

Flat

Dominant type

Price history

5-year change
-1.4%
Sales (24 months)5
New build0.0%
Avg flat£350,000
Price per m²£5,460/m²
Price per ft²£507/ft²
Avg floor area64.5 m²

EPC breakdown

B
10%
C
25%
D
14%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

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

7.6×

Price-to-income

£1,751/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£161,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2006–2026 · CAGR

+1.7%

Total change

+40%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.1%

per year

Acceleration

+40.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 113 sales

Property Type Mix

Total: 113 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£250k£247k-1.4%26
GFC & correction2008–2011£244k£232k-4.9%1.7
Help-to-Buy recovery2013–2016£258k£356k+38.3%7.5
Brexit uncertainty2017–2019£375k£295k-21.3%2.7
Pandemic surge2020–2021£353k£355k+0.7%3
Rate-rise correction2022–2023£393k£398k+1.3%3
Current market2024–2026£368k£350k-5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.7%
District
1.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

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
22.9 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
5 min walk
Lewisham DLR StationDLR
24 min walk
Elverson Road DLR StationDLR
31 min walk
Honor Oak Park Rail StationSouthern · Windrush
37 min walk
Brockley Rail StationSouthern · Windrush
38 min walk
No bus stops within 400m

32

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria55 min ↑
Waterloo42 min ↑
Canary Wharf48 min ↑
City45 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

3

Car parks (800m)

4

EV chargers (800m)

Nearest car park204m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Bestway Car Park
781m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 7.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Elmstead Pit SSSI — 4.8 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

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

65

Parks (1km)

14

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Sarah's Place (342 m)

Nearest supermarketCo-op Food · 912 m
2 tennis courts1 swimming pools

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)

997m

Post office

Nearby shops

SE6 Convenience Store411 m
Red Lion Wine439 m
Chop Land445 m
Nisa Local Hither Green473 m

Nearby cafes

Gordes223 m
Arlo & Moe233 m
Le Delice Bakery282 m
Found Hope333 m

Nearby restaurants

Malai Thai290 m
Saka Maka300 m
Monsoon410 m
China Express414 m

Nearby pubs

Sarah's Place342 m
Station Hotel514 m
VVS Bar Lounge522 m

Nearby gyms

Anytime Fitness106 m
The Lane615 m

Nearby pharmacies

Woodlands Pharmacy241 m
Widdicombe Pharmacy328 m
Rains Pharmacy466 m
Baum Pharmacy1.1 km

Nearby health

Woodlands Health Centre204 m
Park View Medical Centre602 m
Hillview Dental633 m
Belmont Park Dental Care1.2 km
Food hygiene (5-star)51% of 83

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
Gross yield
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

56.1

Price growth score

C
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,106m
Crossrail 2 route11,105m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,034 nationally

1,257

Est. population

29,533/km²

74%

Employed

61%

Degree educated

£46,300

Median income

4.2%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

21%
32%
30%
13%
Under 1821%
18–3432%
35–4930%
50–6413%
65+4%

Tenure

29%
37%
21%
Own outright9%
Own (mortgage)29%
Private rent37%
Social rent21%
Shared ownership3%

Ethnicity

31%
19%
28%
White British31%
White Other19%
Asian11%
Black28%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine14%
No car household52%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent37%
Social rent21%

vs. London

Income vs London+10.2%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
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
2
Under construction
0
Completed (3yr)
20
Largest scheme
506 homes · Site of Hither Green Hospital, Site of Hither Green Hospital, Hither Green Lane, SE13 6RU
Pipeline pressure
LOW

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
78, 78, NIGHTINGALE GROVE, SE13 6DZ43 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 (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

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 6PD

Full postcodeSE13 6PD
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.448725
Longitude-0.002628
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