Lewisham Central · Lewisham · Lewisham North constituency · 51.46744, -0.01447

SE13 7FD— Lewisham Central, Lewisham

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

High-connectivity investment target

 

Top 13% LondonSchools 75%Safety 67/100Transport 64/100~6% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
67
Schools
68
Transport
64
Environment
67
Investment
68

The bottom line

SE13 7FD offers low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London crime+129.0% vs London avg

Deep-dive guides for SE13 7FD

🛡️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🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How SE13 7FD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

68

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 14 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

148.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+96% vs borough

Crime by type

Other31%
Violence & sexual offences28%
Anti-social behaviour12%
Drug offences9%
Burglary8%
Theft4%
Robbery4%
Vehicle crime3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 714m

Crime is +129% 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£10,392/m²
Price per ft²£965/ft²
Avg floor area44.7 m²

EPC breakdown

B
29%
C
23%

Based on 52 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£111,750
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 BAnnual charge £1,472
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2026 · CAGR

+3%

Total change

+60%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

+25.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 71 sales

Property Type Mix

Total: 71 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£163k£155k-4.9%13.7
Help-to-Buy recovery2014–2016£323k£320k-0.8%4.3
Brexit uncertainty2017–2019£310k£305k-1.6%1
Pandemic surge2020–2021£297k£282k-5.2%4.5
Rate-rise correction2022–2023£270k£375k+38.9%1
Current market2025–2026£268k£260k-2.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.4%
District
3.4%

CAGR over 15yr 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 Velocity75
Sales Volume15
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
Elverson Road DLR StationDLR line
2.6 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

LewishamNational Rail
2 min walk
Elverson Road DLR StationDLR
3 min walk
Lewisham DLR StationDLR
4 min walk
Deptford Bridge DLR StationDLR
12 min walk
Greenwich DLR StationDLR
15 min walk
1 bus routes · 10 stops within 400m · 271 buses/hr peak

71

Walkability score

322

Footpaths (500m)

0

Santander docks (800m)

1.4 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)

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Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park115m
Santander docks (800m)0
Nearest cycle dock1.4 km

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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

25 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

250

Parks (1km)

32

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketAsda · 299 m
1 tennis courts1 swimming pools1 sports halls

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)

299m

Post office

Nearby shops

Jeevanah's Super Store317 m
Kiki & Miumiu322 m
Sainsbury's Local342 m
Katpakan410 m

Nearby cafes

Puccino's204 m
Maggie's303 m
Quaggy Café459 m
Ding Tea503 m

Nearby restaurants

Grab-a-bite73 m
Zest Brunch & Bar281 m
Metro's Dark Kitchen314 m
Payîz324 m

Nearby pubs

The Bar Beach Grill306 m
The Anchor325 m
The Rising Sun339 m
Llama's Head Pub385 m

Nearby gyms

Silkworks Gym41 m
The Gym235 m
CRANK Lewisham290 m
Anytime Fitness348 m

Nearby pharmacies

Geepharm Chemist643 m
Lewis Grove685 m
Superdrug735 m
Sheel1.1 km

Nearby health

Banning299 m
Banning Dental Group337 m
Portland Smile Clinic388 m
SmileUp Dental585 m
Food hygiene (5-star)53% of 130

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

E

High street health

Investment

Investment grade, yield and market outlook

68

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Very High

Demand

Very 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

74.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route177m
Crossrail 2 route9,519m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,415 nationally

1,090

Est. population

20,134/km²

88%

Employed

79%

Degree educated

2.4%

Claimant rate

Inner cityVery high densityYoung professionals

17

Community stability

Age profile

61%
26%
Under 187%
18–3461%
35–4926%
50–645%
65+1%

Tenure

19%
74%
Own outright5%
Own (mortgage)19%
Private rent74%
Social rent2%
Shared ownership0%

Ethnicity

26%
34%
21%
White British26%
White Other34%
Asian21%
Black9%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional69%
Routine / semi-routine8%
No car household81%
Unemployed4%
No qualifications4%

Housing tenure (Census 2021)

Private rent74%
Social rent2%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
28
Live planning apps (800m)
2
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)
2
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1031
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
HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge443 homes
completed
THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH415 homes
completed
FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 homes
completed
72-78, 72-78, Conington Road, SE13330 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 7FD

Full postcodeSE13 7FD
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.467442
Longitude-0.014467
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