Lewisham Central · Lewisham · Lewisham North constituency · 51.46401, -0.01451

SE13 7GH— Lewisham Central, Lewisham

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

The practical family move

 

Schools 100%Safety 42/100Transport 65/100Yield 5.76%⚠ Knotweed sites nearby

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
42
Schools
60
Transport
65
Environment
38
Investment
60

The bottom line

SE13 7GH offers exceptional schools (100% Good/Outstanding) at £296,700 median — strong value for Young professionals who can accept its trade-offs.

The catches: high noise levels nearby and 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE13 7GH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-42.9% vs London avg
vs London crime+369.0% vs London avg

Deep-dive guides for SE13 7GH

🛡️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💰 Value Find🍕 Buzzing

“The practical family move”

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How SE13 7GH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 7 min walk

KS2: 104.0

—

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

4 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 782m

Crime is +369% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£296,700

Median sale price

Bottom 25% — 43% below London median

£296,700 is 43% below the London median (£520,000)

-32.8%

This year

Flat

Dominant type

Price history

5-year change
-24.3%
Sales (24 months)5
New build0.0%
Avg flat£296,700
Price per m²£5,444/m²
Price per ft²£506/ft²
Avg floor area54.8 m²

EPC breakdown

B
57%
C
9%

Based on 66 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£2,335
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,236

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

£1,484/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£137,000
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 fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+-0.1%

Total change

-2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.8%

per year

Acceleration

-41.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£301k£450k+49.8%18.5
Brexit uncertainty2017–2018£445k£387k-13%2
Pandemic surge2021–2021£392k£392k+0%1
Rate-rise correction2023–2023£405k£405k+0%1
Current market2024–2025£440k£296k-32.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-0.1%
District
-0.1%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Trend Position100

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
1.6 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
16 min walk
Greenwich DLR StationDLR
20 min walk
3 bus routes · 10 stops within 400m · 484 buses/hr peak

74

Walkability score

267

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 park147m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
639m

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: 55 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 78% 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

211

Parks (1km)

38

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketAsda · 189 m
1 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)

298m

Post office

Nearby shops

Sainsbury's Local77 m
Kiki & Miumiu218 m
Matu Enterprise268 m
Lewisham Express Food & Wine282 m

Nearby cafes

Puccino's183 m
Ding Tea256 m
Maggie's269 m
Muffin Break297 m

Nearby restaurants

Zest Brunch & Bar103 m
Pret A Manger161 m
Iro Sushi239 m
Momo & Co244 m

Nearby pubs

The Bar Beach Grill212 m
Joiners Arms276 m
The Rising Sun315 m
The Anchor319 m

Nearby gyms

Glass Mill Leisure Centre47 m
CRANK Lewisham99 m
Anytime Fitness184 m
The Gym304 m

Nearby pharmacies

Superdrug396 m
Lewis Grove419 m
Sheel758 m
Geepharm Chemist1.0 km

Nearby health

Banning Dental Group50 m
Banning93 m
Portland Smile Clinic140 m
Lewis Grove Dental Practice414 m
Food hygiene (5-star)50% of 157

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

60

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
5.8% (good)London avg: 3.8%Strong yield — top 12% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

71.3

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 route20m
Crossrail 2 route9,647m

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

Price vs London-42.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
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)
621
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£296,700)

£2,335

Standard buyer

£0

First-time buyer

Save £2,335

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 7GH

Full postcodeSE13 7GH
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.464008
Longitude-0.014515
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