Hither Green · Lewisham · Lewisham East constituency · 51.44686, 0.00125

SE13 6TP— Hither Green, Lewisham

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

The practical family move

 

Schools 100%Safety 72/100Transport 44/100

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
72
Schools
76
Transport
44
Environment
53
Investment
59

The bottom line

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

Less suited to Car-free commuters.

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Location

SE13 6TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+10.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SE13 6TP

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE13 6TP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sandhurst Primary School

Not yet inspected · 6 min walk

KS2: 105.4

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 21 min walk

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 57 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.5 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 246.3%

+5% vs borough

Crime by type

Violence & sexual offences32%
Other27%
Anti-social behaviour18%
Vehicle crime11%
Drug offences4%
Burglary4%
Robbery2%
Theft1%

Stop & search

2.2

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: Lee Green Fire Station · 1.3km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area74.6 m²

EPC breakdown

C
18%
D
2%
E
1%

Based on 21 properties · Confidence: medium

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

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£186,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2019 · CAGR

+7.3%

Total change

+281%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.5%

per year

Acceleration

+62.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£80k£80k+0%1
Post-dot-com plateau2003–2004£133k£160k+20.3%1
Pre-crash peak2006–2006£150k£150k+0%1
GFC & correction2008–2011£194k£190k-2.1%1.5
Brexit uncertainty2019–2019£305k£305k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hither Green

Nearby stations

Hither GreenNational Rail
7 min walk
Lewisham DLR StationDLR
28 min walk
Elverson Road DLR StationDLR
35 min walk
Honor Oak Park Rail StationSouthern · Windrush
41 min walk
Brockley Rail StationSouthern · Windrush
42 min walk
No bus stops within 400m

25

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria59 min ↑
Waterloo43 min ↑
Canary Wharf49 min ↑
City47 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)

2

EV chargers (800m)

Nearest car park442m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Bestway Car Park
442m

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: 8.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Elmstead Pit SSSI — 4.5 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

TORRIDON ROAD MEDICAL PRACTICE

80 TORRIDON ROAD, SE6 1RB

10 min walk

83%

Recommend GP

83%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

12

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

10

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: VVS Bar Lounge (615 m)

Nearest supermarketCo-op Food · 969 m
1 tennis courts

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)

813m

Post office

Nearby shops

SE6 Convenience Store426 m
JB Express495 m
Londis541 m
DMT Supermarket610 m

Nearby cafes

Gordes363 m
Arlo & Moe387 m
Mitros Cafe529 m
Mugadas' Machiato & More580 m

Nearby restaurants

Monsoon420 m
China Express437 m
Pizza Roma442 m
Happy Valley597 m

Nearby pubs

VVS Bar Lounge615 m
Sarah's Place681 m
Station Hotel697 m

Nearby gyms

Anytime Fitness419 m

Nearby pharmacies

Woodlands Pharmacy581 m
Widdicombe Pharmacy667 m
Rains Pharmacy684 m

Nearby health

Hillview Dental429 m
Woodlands Health Centre544 m
Park View Medical Centre730 m
Food hygiene (5-star)62% of 71

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

59

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

24.3

Price growth score

E
High

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,409m
Crossrail 2 route11,440m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,322 nationally

1,786

Est. population

12,981/km²

64%

Employed

51%

Degree educated

£46,300

Median income

8.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

37

Community stability

Age profile

23%
24%
27%
15%
Under 1823%
18–3424%
35–4927%
50–6415%
65+11%

Tenure

15%
24%
35%
22%
Own outright15%
Own (mortgage)24%
Private rent35%
Social rent22%
Shared ownership4%
Rent free0%

Ethnicity

39%
17%
21%
White British39%
White Other17%
Asian10%
Black21%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household47%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent22%

vs. London

Income vs London+10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
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)
19
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)

353-357, 353-357, HITHER GREEN LANE, SE1311 homes
completed
SITE OF, 1, SITE OF, 1, TORRIDON ROAD, WELLMEADOW ROAD, SE1310 homes
completed
311, 311, BROWNHILL ROAD, SE6 1AL8 homes
completed
Rear of 101 - 131, Rear of 101 - 131, SPRINGBANK ROAD, SE13 6SS6 homes
completed
314, 314, Brownhill Road, SE6 1AX6 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

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Key facts for SE13 6TP

Full postcodeSE13 6TP
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.446860
Longitude0.001248
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