Rushey Green · Lewisham · Lewisham East constituency · 51.45136, -0.01491

SE13 6RD— Rushey Green, Lewisham

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

The family fortress

 

Schools 100%Safety 72/100Transport 52/100Yield 4.82%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
90
Transport
52
Environment
68
Investment
54

The bottom line

SE13 6RD offers exceptional schools (100% Good/Outstanding) and low crime at £355,000 median — a strong choice for Families.

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Location

SE13 6RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-31.7% vs London avg
vs London income+10.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE13 6RD

🛡️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 6RD 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 · 15 min walk

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

82.2 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 396.2%

+8% vs borough

Crime by type

Violence & sexual offences29%
Other26%
Anti-social behaviour21%
Vehicle crime10%
Theft5%
Drug offences5%
Burglary3%
Robbery2%

Stop & search

3.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 643m

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

£355,000

Median sale price

Bottom 25% — 32% below London median

£355,000 is 32% below the London median (£520,000)

-30.1%

This year

Flat

Dominant type

Price history

5-year change
+2.5%
Sales (24 months)9
New build0.0%
Avg semi-detached£845,000
Avg flat£344,808
Price per m²£6,351/m²
Price per ft²£590/ft²
Avg floor area55.4 m²

EPC breakdown

C
18%
D
57%
E
13%
F
3%

Based on 91 properties · Confidence: high

Street mix

Semi 4%Terraced 1%Flat 93%Other 2%

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£5,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,900

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

7.7×

Price-to-income

£1,776/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£138,500
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

1995–2026 · CAGR

+4.9%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.2%

per year

Acceleration

-36.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached5.7%
Terraced1.1%
Flat/maisonette93.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£70k+21.7%2.6
Post-dot-com plateau2001–2004£90k£128k+41.8%4
Pre-crash peak2005–2007£137k£197k+43.8%5.3
GFC & correction2009–2012£210k£180k-14.3%1.7
Help-to-Buy recovery2013–2016£185k£370k+100.4%2
Brexit uncertainty2017–2019£335k£302k-10%4
Pandemic surge2020–2021£253k£346k+36.9%1.5
Rate-rise correction2022–2023£284k£388k+36.7%2.5
Current market2024–2026£335k£255k-23.8%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.2%
District
7.2%

CAGR over 26yr 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
17.8 min walk
Ladywell

Nearby stations

LadywellNational Rail
8 min walk
Lewisham DLR StationDLR
19 min walk
Elverson Road DLR StationDLR
25 min walk
Honor Oak Park Rail StationWindrush · Southern
27 min walk
Brockley Rail StationSouthern · Windrush
27 min walk
No bus stops within 400m

47

Walkability score

94

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 park328m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Disabled Parking· no
328m
🅿️
Patient & Visitor Parking· yes
465m

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: 6.9 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 64%
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 · 341 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

69

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 (428 m)

Nearest supermarketKorona · 497 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)

0

Cinemas (2km)

659m

Post office

Nearby shops

Budgens120 m
Damascus Halal Market123 m
Eelam143 m
Tesco Express170 m

Nearby cafes

Star Cafe124 m
Kem's Café183 m
Nes's Cafe225 m
Serve Smiths245 m

Nearby restaurants

Pret A Manger107 m
Subway111 m
Watandar118 m
Taste Soul Good130 m

Nearby pubs

The Jolly Farmer428 m
Sarah's Place611 m
The Fox & Firkin612 m
Ladywell Tavern713 m

Nearby gyms

Forma228 m
Ladywell Arena Sportshall507 m
The Lane524 m
PureGym549 m

Nearby pharmacies

Boots304 m
Rushey Green Pharmacy306 m
Widdicombe Pharmacy618 m
Sheel655 m

Nearby health

University Hospital Lewisham341 m
Rushey Green Dental Practice451 m
Woodlands Health Centre713 m
Triangle Group Practice767 m
Food hygiene (5-star)48% of 115

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

54

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
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

61.2

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route213m
Crossrail 2 route10,213m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,713 nationally

1,569

Est. population

23,349/km²

66%

Employed

50%

Degree educated

£46,300

Median income

7.4%

Claimant rate

Inner cityVery high densityEstablished mixed

39

Community stability

Age profile

22%
26%
27%
17%
Under 1822%
18–3426%
35–4927%
50–6417%
65+7%

Tenure

30%
34%
24%
Own outright12%
Own (mortgage)30%
Private rent34%
Social rent24%
Shared ownership0%

Ethnicity

34%
19%
25%
White British34%
White Other19%
Asian9%
Black25%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine20%
No car household52%
Unemployed8%
No qualifications14%

Housing tenure (Census 2021)

Private rent34%
Social rent24%

vs. London

Income vs London+10.2%
Price vs London-31.7%

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
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£355,000)

£5,250

Standard buyer

£0

First-time buyer

Save £5,250

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 6RD

Full postcodeSE13 6RD
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.451362
Longitude-0.014905
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