Hither Green · Lewisham · Lewisham East constituency · 51.45218, -0.00887

SE13 6SB— Hither Green, Lewisham

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

The family fortress

 

Schools 100%Safety 72/100Transport 51/100Yield 4.89%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
72
Schools
83
Transport
51
Environment
44
Investment
53

The bottom line

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

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Location

SE13 6SB

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-32.7% vs London avg
vs London income+10.2% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE13 6SB

🛡️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 6SB 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 · 25 min walk

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 42 min walk

4 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 615m

Crime is +26% 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)

-6.2%

This year

Flat

Dominant type

Price history

5-year change
+9.4%
Sales (24 months)5
New build0.0%
Avg flat£350,000
Price per m²£6,579/m²
Price per ft²£611/ft²
Avg floor area53.8 m²

EPC breakdown

C
38%
D
38%
E
7%
F
1%

Based on 84 properties · Confidence: high

Street mix

Semi 6%Terraced 6%Flat 85%Other 3%

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

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£134,500
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

1996–2025 · CAGR

+7%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.5%

per year

Acceleration

+33.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £125k–£150k · 126 sales

Property Type Mix

Total: 126 sales

Semi-detached6.3%
Terraced7.1%
Flat/maisonette86.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£81k+40.3%2.2
Post-dot-com plateau2001–2004£67k£150k+125.6%7.5
Pre-crash peak2005–2007£185k£193k+4.1%6.7
GFC & correction2008–2012£185k£198k+7.3%3
Help-to-Buy recovery2013–2016£219k£373k+70.5%4.2
Brexit uncertainty2017–2019£384k£325k-15.3%5
Pandemic surge2020–2021£343k£320k-6.6%3.5
Rate-rise correction2022–2023£444k£435k-1.9%2.5
Current market2024–2025£355k£410k+15.5%4

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%
Semi-detached+0% α
Local
10.6%
District
10.6%
Terraced+0% α
Local
7.4%
District
7.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position75

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 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
7 min walk
Lewisham DLR StationDLR
18 min walk
Elverson Road DLR StationDLR
24 min walk
Brockley Rail StationSouthern · Windrush
30 min walk
Honor Oak Park Rail StationSouthern · Windrush
32 min walk
No bus stops within 400m

34

Walkability score

38

Footpaths (500m)

0

Santander docks (800m)

2.4 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

10

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)150
Nearest car park334m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Disabled Parking· no
580m
🅿️
Patient & Visitor Parking· yes
642m
🅿️
Slaithwaite Road144 spaces· free-£8.40
739m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 8.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 19%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.4 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

10 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 654 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

85

Parks (1km)

15

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketLongdan · 714 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)

664m

Post office

Nearby shops

Samrigya Cash & Carry144 m
Chop Land150 m
Red Lion Wine154 m
Lucky Store173 m

Nearby cafes

Found Hope247 m
Le Delice Bakery298 m
Mountsfield Park Cafe423 m
Star Cafe554 m

Nearby restaurants

La Pizzoteca129 m
Rahana Tandoori157 m
Wok Inn170 m
The Frying Squad174 m

Nearby pubs

Sarah's Place238 m
The Jolly Farmer601 m
Station Hotel615 m
The Fox & Firkin640 m

Nearby gyms

The Lane126 m
Anytime Fitness520 m
Forma639 m
PureGym1.2 km

Nearby pharmacies

Widdicombe Pharmacy252 m
Woodlands Pharmacy338 m
Rains Pharmacy537 m
Boots587 m

Nearby health

Woodlands Health Centre375 m
University Hospital Lewisham654 m
Triangle Group Practice671 m
Rushey Green Dental Practice787 m
Food hygiene (5-star)60% of 47

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

53

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

60.1

Price growth score

C
Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route608m
Crossrail 2 route10,543m

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-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
26
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
Land rear of Chiddingstone House, Land rear of Chiddingstone House, LEWISHAM PARK, SE13 6QY53 homes
completed
HETHER GROVE ESTATE, HETHER GROVE ESTATE, HITHER GREEN LANE, THORNFORD ROAD, SE1349 homes
completed
SPRING GARDENS, SPRING GARDENS, ARLINGTON CLOSE, LONDON, SE13 6JQ28 homes
completed
Phase 2, ENNERSDALE HOUSE (formerly Spur Hse), 1, Phase 2, ENNERSDALE HOUSE (formerly Spur Hse), 1, ARLINGTON CLOSE, ENNERSDALE ROAD, SE13 6JQ24 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 6SB

Full postcodeSE13 6SB
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.452176
Longitude-0.008868
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