Lewisham Central · Lewisham · Lewisham North constituency · 51.46764, -0.01475

SE13 7FG— Lewisham Central, Lewisham

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

The family fortress

 

Top 13% LondonSchools 80%Safety 67/100Transport 64/100Yield 6.51%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
72
Safety
67
Schools
71
Transport
64
Environment
67
Investment
66

The bottom line

SE13 7FG offers exceptional schools (80% Good/Outstanding) and low crime at £262,500 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7FG

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 avg price-49.5% vs London avg
vs London crime+129.0% vs London avg

Deep-dive guides for SE13 7FG

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

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Postcode Personality

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“The family fortress”

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How SE13 7FG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 3 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 14 min walk

P8: +0.17A8: 52.7

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 20 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 · 694m

Crime is +129% 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.

£262,500

Median sale price

Bottom 25% — 50% below London median

£262,500 is 50% below the London median (£520,000)

-23.6%

This year

Flat

Dominant type

Price history

5-year change
-16.7%
Sales (24 months)6
New build0.0%
Avg flat£262,500
Price per m²£10,294/m²
Price per ft²£956/ft²
Avg floor area43.2 m²

EPC breakdown

B
49%
C
29%

Based on 78 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

Stamp duty

Standard buyer£625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,500

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

£1,313/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£108,000
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

2009–2026 · CAGR

+2.2%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-9.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 93 sales

Property Type Mix

Total: 93 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£180k£208k+15.9%14
Help-to-Buy recovery2013–2015£195k£298k+52.6%4
Brexit uncertainty2017–2018£325k£312k-4%2.5
Rate-rise correction2022–2023£310k£270k-12.9%4
Current market2024–2026£260k£260k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.7%
District
2.7%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing8
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
2.2 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Elverson Road DLR StationDLR
3 min walk
LewishamNational Rail
3 min walk
Lewisham DLR StationDLR
4 min walk
Deptford Bridge DLR StationDLR
11 min walk
Greenwich DLR StationDLR
15 min walk
1 bus routes · 10 stops within 400m · 239 buses/hr peak

70

Walkability score

308

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park139m
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 waterNONE
No assessed surface water flood risk
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: 5.6 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

26 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.6 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

246

Parks (1km)

29

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketAsda · 309 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)

328m

Post office

Nearby shops

Jeevanah's Super Store291 m
Kiki & Miumiu351 m
Sainsbury's Local361 m
Katpakan399 m

Nearby cafes

Puccino's229 m
Maggie's332 m
Quaggy Café437 m
Ding Tea531 m

Nearby restaurants

Grab-a-bite91 m
Metro's Dark Kitchen288 m
Zest Brunch & Bar304 m
Pret A Manger352 m

Nearby pubs

The Bar Beach Grill314 m
The Rising Sun338 m
The Anchor353 m
Llama's Head Pub376 m

Nearby gyms

Silkworks Gym14 m
The Gym234 m
CRANK Lewisham314 m
Anytime Fitness359 m

Nearby pharmacies

Geepharm Chemist621 m
Lewis Grove714 m
Superdrug762 m
Sheel1.2 km

Nearby health

Banning323 m
Banning Dental Group358 m
Portland Smile Clinic402 m
SmileUp Dental562 m
Food hygiene (5-star)53% of 118

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

66

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 months2

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

17/100

Velocity score

Future outlook

75

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 route187m
Crossrail 2 route9,493m

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

Price vs London-49.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
30
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)
3
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1008
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£262,500)

£625

Standard buyer

£0

First-time buyer

Save £625

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 7FG

Full postcodeSE13 7FG
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.467636
Longitude-0.014746
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