Rushey Green · Lewisham · Lewisham North constituency · 51.45175, -0.01529

SE13 6RB— Rushey Green, Lewisham

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

The practical family move

 

Schools 100%Safety 62/100Transport 57/100Yield 5.32%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
62
Schools
90
Transport
57
Environment
68
Investment
58

The bottom line

SE13 6RB offers exceptional schools (100% Good/Outstanding) at £321,500 median — a strong choice for Most buyers.

Less suited to Families.

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Location

SE13 6RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-38.2% vs London avg
vs London crime+115.0% vs London avg

Deep-dive guides for SE13 6RB

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

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How SE13 6RB 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 · 5 min walk

KS2: 105.9

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 14 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

139.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 359.6%

+84% vs borough

Crime by type

Other37%
Violence & sexual offences19%
Anti-social behaviour12%
Vehicle crime8%
Theft8%
Drug offences7%
Burglary6%
Robbery3%

Stop & search

9.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 607m

Crime is +115% 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.

£321,500

Median sale price

Bottom 25% — 38% below London median

£321,500 is 38% below the London median (£520,000)

+17.5%

This year

Flat

Dominant type

Price history

5-year change
+6.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£246,000
Avg flat£333,000
Price per m²£5,358/m²
Price per ft²£498/ft²
Avg floor area59.2 m²

EPC breakdown

C
19%
D
23%
E
7%

Based on 49 properties · Confidence: high

Street mix

Semi 6%Flat 90%Other 4%

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£3,575
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,220

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

£1,608/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£148,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6%

Total change

+436%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.7%

per year

Acceleration

-78.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached4.7%
Flat/maisonette95.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£65k+8.3%1.5
Post-dot-com plateau2001–2003£73k£124k+69.9%3
Pre-crash peak2006–2007£159k£164k+3.5%2.5
GFC & correction2010–2012£163k£173k+6.5%1.3
Help-to-Buy recovery2013–2015£212k£223k+5%1.3
Brexit uncertainty2017–2018£354k£273k-22.9%2.5
Rate-rise correction2022–2023£318k£247k-22.3%2
Current market2024–2025£396k£322k-18.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.4%
District
6.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
17.4 min walk
Ladywell

Nearby stations

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

48

Walkability score

107

Footpaths (500m)

0

Santander docks (800m)

2.5 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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)6
Nearest car park277m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Disabled Parking· no
277m
🅿️
Patient & Visitor Parking· yes
416m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 6.8 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.7 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

4 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 · 290 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

67

Parks (1km)

45

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

17

Sports (1km)

9

Convenience

Nearest supermarketKorona · 527 m
7 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

619m

Post office

Nearby shops

Budgens73 m
Damascus Halal Market117 m
Super Saver138 m
Eelam152 m

Nearby cafes

Star Cafe121 m
Kem's Café139 m
Nes's Cafe237 m
Muffin Break253 m

Nearby restaurants

Pret A Manger58 m
Subway61 m
Watandar104 m
Taste Soul Good133 m

Nearby pubs

The Jolly Farmer380 m
The Fox & Firkin572 m
Sarah's Place643 m
Ladywell Tavern662 m

Nearby gyms

Forma242 m
Ladywell Arena Sportshall495 m
The Lane534 m
PureGym574 m

Nearby pharmacies

Boots252 m
Rushey Green Pharmacy320 m
Sheel616 m
Widdicombe Pharmacy651 m

Nearby health

University Hospital Lewisham290 m
Rushey Green Dental Practice482 m
Triangle Group Practice734 m
Woodlands Health Centre750 m
Food hygiene (5-star)52% of 118

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

58

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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

60.5

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route178m
Crossrail 2 route10,169m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,983 nationally

1,544

Est. population

9,070/km²

57%

Employed

39%

Degree educated

10.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

24%
21%
24%
21%
Under 1824%
18–3421%
35–4924%
50–6421%
65+10%

Tenure

17%
18%
58%
Own outright6%
Own (mortgage)17%
Private rent18%
Social rent58%
Shared ownership0%
Rent free1%

Ethnicity

29%
38%
White British29%
White Other9%
Asian10%
Black38%
Mixed11%
Other4%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household55%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent58%
Private rent18%

vs. London

Price vs London-38.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
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)
156
Largest scheme
63 homes · EROS HOUSE, EROS HOUSE, BROWNHILL ROAD, SE6
Pipeline pressure
NONE

Named schemes (500m)

Land rear of Chiddingstone House, Land rear of Chiddingstone House, LEWISHAM PARK, SE13 6QY53 homes
completed
FORMER POLICE STATION, FORMER POLICE STATION, LADYWELL ROAD, SE13 7UR45 homes
completed
9-19, 9-19, Rushey Green, London, SE6 4AZ45 homes
completed
65, 66 & 67, 65, 66 & 67, LEWISHAM PARK, SE1338 homes
completed
THE GEORGE P.H. 1, THE GEORGE P.H. 1, RUSHEY GREEN, SE6 4AS33 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
22.3%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£321,500)

£3,575

Standard buyer

£0

First-time buyer

Save £3,575

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 6RB

Full postcodeSE13 6RB
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.451755
Longitude-0.015291
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