Lewisham Central · Lewisham · Lewisham North constituency · 51.46466, -0.01701

SE13 7FA— Lewisham Central, Lewisham

Location and area intelligence for SE13 7FA, Lewisham Central, Lewisham

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 63/100~6% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
68
Schools
90
Transport
63
Environment
40
Investment
63

The bottom line

SE13 7FA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7FA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+121.0% vs London avg

Deep-dive guides for SE13 7FA

🛡️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🍕 Buzzing

“High-connectivity investment target”

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How SE13 7FA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 8 min walk

KS2: 103.7

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 11 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 · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

143.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+89% vs borough

Crime by type

Other28%
Violence & sexual offences26%
Anti-social behaviour21%
Drug offences8%
Vehicle crime7%
Theft5%
Robbery4%
Burglary3%

Road safety

66

Road safety score

14

Accidents (5yr)

5

KSI (5yr)

16

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 891m

Crime is +121% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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

Sales (24 months)3
New build0.0%
Price per m²£5,315/m²
Price per ft²£494/ft²
Avg floor area53.3 m²

EPC breakdown

B
34%
C
11%

Based on 45 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£133,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2026 · CAGR

+2.6%

Total change

+46%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.5%

per year

Acceleration

-18.57

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 80 sales

Property Type Mix

Total: 80 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£190k£190k+0%51
Help-to-Buy recovery2013–2016£235k£400k+70.2%3.8
Brexit uncertainty2017–2018£320k£307k-4.1%2.5
Pandemic surge2020–2021£339k£290k-14.5%1
Rate-rise correction2022–2023£276k£356k+29.1%2
Current market2024–2026£350k£278k-20.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.8%
District
4.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
LewishamDLR line
3.4 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

LewishamNational Rail
3 min walk
Lewisham DLR StationDLR
4 min walk
Elverson Road DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
14 min walk
Brockley Rail StationSouthern · Windrush
18 min walk
No bus stops within 400m

58

Walkability score

218

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria43 min ↑
Waterloo29 min ↓
Canary Wharf26 min ↓
City31 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

14

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)144
Nearest car park132m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
781m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseHIGH
road · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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): 2

Landslide susceptibility: Medium

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

NOVUM HEALTH PARTNERSHIP

THE PRIMARY CARE CENTRE, HAWSTEAD ROAD, LEWISHAM, SE6 4JH

21 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

159

Parks (1km)

17

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketAsda · 57 m
1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

420m

Post office

Nearby shops

Sainsbury's Local115 m
Katpakan283 m
Kiki & Miumiu360 m
Jeevanah's Super Store447 m

Nearby cafes

Puccino's233 m
Maggie's397 m
Ding Tea442 m
Muffin Break466 m

Nearby restaurants

Zest Brunch & Bar191 m
Chicha229 m
Everest Curry King235 m
Pret A Manger309 m

Nearby pubs

The Bar Beach Grill56 m
The Rising Sun135 m
Llama's Head Pub244 m
The Anchor447 m

Nearby gyms

Anytime Fitness9 m
The Gym169 m
CRANK Lewisham207 m
Glass Mill Leisure Centre231 m

Nearby pharmacies

Superdrug567 m
Lewis Grove606 m
Sheel858 m
Geepharm Chemist963 m

Nearby health

Portland Smile Clinic62 m
Banning Dental Group155 m
Banning210 m
Lewis Grove Dental Practice601 m
Food hygiene (5-star)46% of 108

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

63

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
6.2% (high)London avg: 3.8%Strong yield — top 10% 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

63.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route179m
Crossrail 2 route9,459m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,686 nationally

1,695

Est. population

27,759/km²

66%

Employed

53%

Degree educated

6.6%

Claimant rate

Inner cityVery high densityMixed

31

Community stability

Age profile

29%
32%
24%
Under 1829%
18–3432%
35–4924%
50–6412%
65+3%

Tenure

25%
58%
Own outright3%
Own (mortgage)6%
Private rent25%
Social rent58%
Shared ownership8%

Ethnicity

17%
14%
38%
White British18%
White Other13%
Asian14%
Black38%
Mixed10%
Other7%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine19%
No car household64%
Unemployed9%
No qualifications11%

Housing tenure (Census 2021)

Social rent58%
Private rent25%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
600
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13794 homes
completed
THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH415 homes
completed
72-78, 72-78, Conington Road, SE13330 homes
completed
SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, ELMIRA STREET, SE13215 homes
completed
Lewisham Gateway Block A, Lewisham Gateway Block A, Lewisham High Street, SE13193 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
31.2%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Edison HuynhLabour
Aliya SheikhLabour

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Key facts for SE13 7FA

Full postcodeSE13 7FA
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.464661
Longitude-0.017006
Parliamentary constituencyLewisham North
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