Hither Green · Lewisham · Lewisham East constituency · 51.44613, 0.00201

SE13 6TS— Hither Green, Lewisham

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

The practical family move

 

Schools 100%Safety 72/100Transport 43/100Yield 4.32%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
72
Schools
76
Transport
43
Environment
53
Investment
57

The bottom line

SE13 6TS offers exceptional schools (100% Good/Outstanding) and low crime at £396,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE13 6TS

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 avg price-23.8% vs London avg
vs London income+10.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SE13 6TS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How SE13 6TS 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 · 5 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 58 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.4km

Crime is +22% 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.

£396,000

Median sale price

24% below London median

£396,000 is 24% below the London median (£520,000)

-46.0%

This year

Flat

Dominant type

Price history

5-year change
-30.0%
Sales (24 months)6
New build0.0%
Avg terraced£1,007,500
Avg flat£315,000
Price per m²£6,178/m²
Price per ft²£574/ft²
Avg floor area67.8 m²

EPC breakdown

C
13%
D
22%
E
15%

Based on 50 properties · Confidence: high

Street mix

Semi 1%Terraced 46%Flat 53%

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£7,300
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,180

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

8.6×

Price-to-income

£1,981/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£169,500
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 BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.7%

Total change

+209%

Market Activity

Price Velocity & Acceleration

Current Velocity

-64.4%

per year

Acceleration

-20.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 87 sales

Property Type Mix

Total: 87 sales

Semi-detached1.1%
Terraced46%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£165k+200%3.3
Post-dot-com plateau2001–2004£240k£296k+23.3%3.5
Pre-crash peak2005–2007£152k£195k+28.7%4.7
GFC & correction2010–2012£251k£210k-16.6%1.7
Help-to-Buy recovery2013–2016£227k£560k+146.7%2.2
Brexit uncertainty2018–2019£775k£425k-45.2%3
Pandemic surge2021–2021£566k£566k+0%4
Rate-rise correction2022–2023£435k£558k+28.2%3
Current market2024–2026£850k£170k-80%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
5.7%
District
5.7%
Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
9 min walk
Lewisham DLR StationDLR
29 min walk
Elverson Road DLR StationDLR
36 min walk
Honor Oak Park Rail StationSouthern · Windrush
42 min walk
Brockley Rail StationSouthern · Windrush
43 min walk
No bus stops within 400m

22

Walkability score

4

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 park349m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Bestway Car Park
349m

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: 8.1 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 83% of London

Nearest SSSI: Elmstead Pit SSSI — 4.4 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

TORRIDON ROAD MEDICAL PRACTICE

80 TORRIDON ROAD, SE6 1RB

9 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 · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

5

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: VVS Bar Lounge (644 m)

Nearest supermarketCo-op Food · 974 m

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)

751m

Post office

Nearby shops

JB Express401 m
SE6 Convenience Store448 m
Londis485 m
DMT Supermarket662 m

Nearby cafes

Mitros Cafe436 m
Gordes456 m
Arlo & Moe481 m
Manor Cafe631 m

Nearby restaurants

Monsoon442 m
China Express459 m
Pizza Roma465 m
Happy Valley646 m

Nearby pubs

VVS Bar Lounge644 m
Sarah's Place775 m
Station Hotel786 m

Nearby gyms

Anytime Fitness505 m

Nearby pharmacies

Woodlands Pharmacy674 m
Widdicombe Pharmacy761 m
Rains Pharmacy777 m

Nearby health

Hillview Dental375 m
Woodlands Health Centre637 m
Park View Medical Centre763 m
Food hygiene (5-star)63% of 54

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

57

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score6/100
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

36.2

Price growth score

D
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,476m
Crossrail 2 route11,525m

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%
Price vs London-23.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Borough approval rate
61%
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)
18
Largest scheme
109 homes · Fomer Hither Green Hospital site (Block H) , 234-244, Fomer Hither Green Hospital site (Block H) , 234-244, Hither Green Lane, Lewisham Central, 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
131, 131, WELLMEADOW ROAD, SE6 1HN6 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 (£396,000)

£7,300

Standard buyer

£0

First-time buyer

Save £7,300

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 6TS

Full postcodeSE13 6TS
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.446128
Longitude0.002008
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