The bottom line
SE13 7AP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.
Check your dealbreakers
Toggle the things that matter to you — see how SE13 7AP scores on each.
Toggle a question above to see how SE13 7AP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE13 7AP
✨ Get your personal match score
Tell us what matters — safety, schools, transport — and we'll score every postcode for you.
Postcode Personality
“The family fortress”
How SE13 7AP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
St Mary's Lewisham Church of England Primary School
Good · Inspected Dec 2021 · 8 min walk
KS2: 105.9
Secondary
Prendergast School
Not yet inspected · Inspected Mar 2025 · 7 min walk
100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km
Childcare
Childcare
Rachel McMillan Nursery School and Children's Centre
Not inspected · 30 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
50.3 incidents per 1,000 residents
from a low base — still below London average
-34% vs borough
Crime by type
Stop & search
3.3
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
1
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Lewisham Fire Station · 501m
Crime is 23% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.
Price history
EPC breakdown
Based on 63 properties · Confidence: high
Street mix
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1996–2025 · CAGR
+9.6%
Total change
+1314%
Market Activity
Price Velocity & Acceleration
Current Velocity
+20.4%
per year
Acceleration
+16.65
change in velocity
Market State
Strong growth
Price Distribution
P25: £175k–£200k · P75: £350k–£400k · 71 sales
Property Type Mix
Total: 71 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1996–2000 | £88k | £166k | +90% | 2.8 |
| Post-dot-com plateau | 2001–2004 | £240k | £265k | +10.4% | 3.2 |
| Pre-crash peak | 2005–2007 | £373k | £192k | -48.5% | 3 |
| GFC & correction | 2008–2012 | £351k | £375k | +6.8% | 2 |
| Help-to-Buy recovery | 2013–2016 | £250k | £495k | +98% | 3.5 |
| Brexit uncertainty | 2017–2019 | £662k | £808k | +22% | 2 |
| Pandemic surge | 2020–2020 | £826k | £826k | +0% | 1 |
| Rate-rise correction | 2022–2023 | £823k | £990k | +20.3% | 1 |
| Current market | 2024–2025 | £1.03m | £1.24m | +20.4% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+0% alpha
Weakest performer
Terraced
+0% alpha
CAGR over 11yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
41
Walkability score
72
Footpaths (500m)
0
Santander docks (800m)
1.9 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
22
Car parks (800m)
3
EV chargers (800m)
1
Fast chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.3 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 2
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
NOVUM HEALTH PARTNERSHIP
THE PRIMARY CARE CENTRE, HAWSTEAD ROAD, LEWISHAM, SE6 4JH
15 min walk
72%
Recommend GP
72%
Overall GP experience
0
GPs within 1km
7
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
110
Parks (1km)
25
Restaurants (800m)
12
Cafes (800m)
0
Pubs (400m)
2
Pharmacies (800m)
5
Gyms (1km)
14
Sports (1km)
1
Convenience
No pubs within 400m — nearest: The Watch House (457 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
374m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
33
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (1.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
62
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 18,746 nationally
1,530
Est. population
14,327/km²
66%
Employed
64%
Degree educated
£53,900
Median income
5.6%
Claimant rate
53
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Live in SE13 7AP? Rate your area
Help future residents make better decisions. Takes 30 seconds.
Compare Lewisham with nearby boroughs: