Lewisham Central · Lewisham · Lewisham North constituency · 51.46429, -0.01450

SE13 7FT— Lewisham Central, Lewisham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 42/100Transport 65/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
69
Safety
42
Schools
90
Transport
65
Environment
38
Investment
56

The bottom line

SE13 7FT offers exceptional schools (100% Good/Outstanding) — strong value for Young professionals who can accept its trade-offs.

The catches: very high noise (55 dB) — check proximity to rail lines and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE13 7FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+369.0% vs London avg

Deep-dive guides for SE13 7FT

🛡️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⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How SE13 7FT 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 · 12 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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

304.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+301% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other42%
Violence & sexual offences16%
Theft11%
Anti-social behaviour11%
Drug offences7%
Robbery6%
Burglary4%
Vehicle crime3%

Road safety

97

Road safety score

3

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 813m

Crime is +369% above London average

Property

2 Jul

Prices, 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

Sales (24 months)2
New build0.0%
Price per m²£7,491/m²
Price per ft²£696/ft²
Avg floor area53.4 m²

EPC breakdown

B
42%
C
5%

Based on 47 properties · Confidence: high

Street mix

Flat 97%Other 3%

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£133,500
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.20 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+5.1%

Total change

+171%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-28.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£148k£148k+0%1
GFC & correction2012–2012£250k£250k+0%23
Help-to-Buy recovery2014–2015£324k£307k-5.1%1.5
Brexit uncertainty2017–2019£417k£390k-6.5%2
Current market2025–2025£400k£400k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.7%
District
3.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Lewisham DLR StationDLR line
1.4 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
2 min walk
LewishamNational Rail
2 min walk
Elverson Road DLR StationDLR
7 min walk
Deptford Bridge DLR StationDLR
15 min walk
Greenwich DLR StationDLR
19 min walk
3 bus routes · 9 stops within 400m · 487 buses/hr peak

75

Walkability score

265

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

18

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park120m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
667m

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
NoiseVERY HIGH
road · Rail Lden: 55 dB
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

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

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.2 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

213

Parks (1km)

37

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketAsda · 171 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)

278m

Post office

Nearby shops

Sainsbury's Local64 m
Kiki & Miumiu203 m
Matu Enterprise277 m
Lewisham Express Food & Wine293 m

Nearby cafes

Puccino's153 m
Maggie's251 m
Ding Tea264 m
Muffin Break322 m

Nearby restaurants

Zest Brunch & Bar72 m
Pret A Manger146 m
Iro Sushi248 m
Momo & Co252 m

Nearby pubs

The Bar Beach Grill196 m
Joiners Arms286 m
The Rising Sun300 m
The Anchor301 m

Nearby gyms

Glass Mill Leisure Centre55 m
CRANK Lewisham70 m
Anytime Fitness174 m
The Gym281 m

Nearby pharmacies

Superdrug420 m
Lewis Grove434 m
Sheel789 m
Geepharm Chemist994 m

Nearby health

Banning Dental Group26 m
Banning65 m
Portland Smile Clinic140 m
Lewis Grove Dental Practice430 m
Food hygiene (5-star)51% of 153

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

56

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score25/100
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

78.3

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 route25m
Crossrail 2 route9,636m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,926 nationally

1,251

Est. population

15,782/km²

85%

Employed

79%

Degree educated

2.4%

Claimant rate

Inner cityVery high densityYoung professionals

23

Community stability

Age profile

58%
27%
Under 189%
18–3458%
35–4927%
50–645%
65+1%

Tenure

26%
64%
Own outright4%
Own (mortgage)26%
Private rent64%
Social rent4%
Shared ownership1%

Ethnicity

24%
31%
23%
White British24%
White Other31%
Asian23%
Black9%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine7%
No car household83%
Unemployed5%
No qualifications4%

Housing tenure (Census 2021)

Private rent64%
Social rent4%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
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)
6
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1029
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
FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 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

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 7FT

Full postcodeSE13 7FT
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.464286
Longitude-0.014503
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