Hither Green · Lewisham · Lewisham East constituency · 51.44680, -0.00463

SE13 6TX— Hither Green, Lewisham

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

The family fortress

 

Schools 100%Safety 73/100Transport 41/100Low yield 2.84%

Best for: Families

Compare areas

Lopsided profile — strong schools but weak transport

Liveability
61
Safety
73
Schools
83
Transport
41
Environment
58
Investment
40

The bottom line

SE13 6TX offers exceptional schools (100% Good/Outstanding) and low crime at £602,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE13 6TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+15.9% vs London avg
vs London income+10.2% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for SE13 6TX

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE13 6TX 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 · 6 min walk

KS2: 107.4

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 19 min walk

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 51 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.8 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 281.3%

+3% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour23%
Other23%
Vehicle crime7%
Burglary7%
Drug offences3%
Theft2%
Robbery1%

Stop & search

8.3

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 · 1.3km

Crime is +20% 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.

£602,500

Median sale price

Above London median by 16%

£602,500 is 16% above the London median (£520,000)

-27.4%

This year

Terraced

Dominant type

Price history

5-year change
+15.9%
Sales (24 months)5
New build0.0%
Avg semi-detached£925,000
Avg terraced£538,750
Price per m²£7,402/m²
Price per ft²£688/ft²
Avg floor area78.7 m²

EPC breakdown

C
13%
D
20%
E
7%

Based on 40 properties · Confidence: high

Street mix

Semi 14%Terraced 65%Flat 22%

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£17,625
First-time buyerFTB
£8,875
Additional propertyBTL/2nd
£35,700

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

13.0×

Price-to-income

£3,014/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£196,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

+7.6%

Total change

+740%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.7%

per year

Acceleration

-25.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached13.7%
Terraced64.7%
Flat/maisonette21.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£146k+122.1%2
Post-dot-com plateau2001–2004£152k£243k+59.9%2
Pre-crash peak2006–2007£250k£275k+10%2.5
GFC & correction2010–2012£250k£250k+0%1.3
Help-to-Buy recovery2013–2016£300k£390k+29.8%1.2
Brexit uncertainty2017–2019£558k£500k-10.3%1.7
Pandemic surge2021–2021£520k£520k+0%2
Rate-rise correction2022–2023£725k£515k-29%3.5
Current market2024–2025£603k£550k-8.7%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.5%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hither GreenNational Rail
8 min walk
Lewisham DLR StationDLR
26 min walk
Elverson Road DLR StationDLR
33 min walk
Honor Oak Park Rail StationSouthern · Windrush
36 min walk
Brockley Rail StationSouthern · Windrush
38 min walk
No bus stops within 400m

36

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria55 min ↑
Waterloo42 min ↑
Canary Wharf48 min ↑
City45 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 park312m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Bestway Car Park
791m

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: 7.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Elmstead Pit SSSI — 4.8 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

4 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

12

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 658 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)

807m

Post office

Nearby shops

SE6 Convenience Store182 m
Londis565 m
Red Lion Wine565 m
Chop Land570 m

Nearby cafes

Mountsfield Park Cafe301 m
Le Delice Bakery403 m
Found Hope456 m
Gordes473 m

Nearby restaurants

China Express181 m
Pizza Roma181 m
Monsoon184 m
Modhu's400 m

Nearby pubs

VVS Bar Lounge267 m
Sarah's Place466 m
Station Hotel764 m

Nearby gyms

Anytime Fitness199 m
The Lane743 m

Nearby pharmacies

Woodlands Pharmacy370 m
Widdicombe Pharmacy450 m
Rains Pharmacy710 m

Nearby health

Woodlands Health Centre342 m
Park View Medical Centre357 m
Hillview Dental490 m
Food hygiene (5-star)53% of 76

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

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

58.7

Price growth score

C
High

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,009m
Crossrail 2 route11,082m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,957 nationally

1,569

Est. population

13,231/km²

64%

Employed

56%

Degree educated

£46,300

Median income

6.7%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

23%
25%
27%
16%
Under 1823%
18–3425%
35–4927%
50–6416%
65+9%

Tenure

19%
31%
32%
17%
Own outright19%
Own (mortgage)31%
Private rent32%
Social rent17%
Shared ownership1%

Ethnicity

38%
14%
24%
White British38%
White Other14%
Asian11%
Black24%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household41%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Private rent32%
Social rent17%

vs. London

Income vs London+10.2%
Price vs London+15.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
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)
35
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)

Site of Hither Green Hospital, Site of Hither Green Hospital, Hither Green Lane, SE13 6RU506 homes
completed
HITHER GREEN HOSPITAL, LAND FACING ON TO, HITHER GREEN HOSPITAL, LAND FACING ON TO, STAINTON ROAD, SE13153 homes
completed
Fomer Hither Green Hospital site (Block H) , 234-244, Fomer Hither Green Hospital site (Block H) , 234-244, Hither Green Lane, Lewisham Central, SE13 6RU109 homes
completed
CATFORD BOYS SCHOOL (NORTHERN PART), CATFORD BOYS SCHOOL (NORTHERN PART), BROWNHILL ROAD, SE690 homes
completed
CATFORD BOYS SCHOOL (SOUTHERN PART), CATFORD BOYS SCHOOL (SOUTHERN PART), BROWNHILL ROAD, SE642 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 (£602,500)

£17,625

Standard buyer

£8,875

First-time buyer

Save £8,750

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 6TX

Full postcodeSE13 6TX
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardHither Green
Latitude51.446799
Longitude-0.004626
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