Rushey Green · Lewisham · Lewisham East constituency · 51.45117, -0.02054

SE13 7HP— Rushey Green, Lewisham

Location and area intelligence for SE13 7HP, Rushey Green, Lewisham

The family fortress

 

Schools 100%Safety 73/100Transport 52/100Low yield 3.39%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
73
Schools
60
Transport
52
Environment
63
Investment
44

The bottom line

SE13 7HP offers exceptional schools (100% Good/Outstanding) and low crime at £505,000 median — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-2.9% vs London avg
vs London income-0.7% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for SE13 7HP

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

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“The family fortress”

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How SE13 7HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Holbeach Primary School

Not yet inspected · 5 min walk

KS2: 103.5

—

Secondary

Prendergast School

Not yet inspected · Inspected Mar 2025 · 12 min walk

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Chelwood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 215.4%

-1% vs borough

Crime by type

Violence & sexual offences33%
Other28%
Anti-social behaviour15%
Vehicle crime7%
Drug offences7%
Theft5%
Robbery3%
Burglary2%

Stop & search

5.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 833m

Crime is +16% 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.

£505,000

Median sale price

3% below London median

£505,000 is 3% below the London median (£520,000)

-32.9%

This year

Flat

Dominant type

Price history

5-year change
+18.8%
Sales (24 months)5
New build0.0%
Avg semi-detached£870,000
Avg terraced£613,000
Avg flat£465,000
Price per m²£5,649/m²
Price per ft²£525/ft²
Avg floor area92.5 m²

EPC breakdown

B
1%
C
6%
D
39%
E
11%
F
1%

Based on 58 properties · Confidence: high

Street mix

Semi 13%Terraced 33%Flat 54%

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£12,750
First-time buyerFTB
£4,000
Additional propertyBTL/2nd
£27,900

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

12.1×

Price-to-income

£2,526/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£231,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.8%

per year

Acceleration

-76.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 75 sales

Property Type Mix

Total: 75 sales

Semi-detached13.3%
Terraced33.3%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£98k+71.1%3.2
Post-dot-com plateau2001–2004£146k£218k+49.2%4
Pre-crash peak2006–2007£247k£225k-8.9%4
GFC & correction2008–2011£210k£333k+58.6%1.7
Help-to-Buy recovery2013–2016£373k£303k-18.7%3.2
Brexit uncertainty2017–2019£640k£410k-35.9%1.3
Pandemic surge2020–2021£645k£425k-34.1%2
Current market2024–2026£505k£375k-25.7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%
Terraced+0% α
Local
10.3%
District
10.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
19.1 min walk
Ladywell

Nearby stations

LadywellNational Rail
7 min walk
Lewisham DLR StationDLR
20 min walk
Honor Oak Park Rail StationSouthern · Windrush
22 min walk
Brockley Rail StationSouthern · Windrush
24 min walk
Elverson Road DLR StationDLR
25 min walk
No bus stops within 400m

47

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★23 min
Victoria44 min ↑
Waterloo32 min ↓
Canary Wharf40 min ↓
City35 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)

Total spaces (800m)6
Nearest car park283m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Disabled Parking· no
425m
🅿️
Patient & Visitor Parking· yes
549m
🅿️
Thomas Lane Car Park· yes
633m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 77% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.0 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): 1

Landslide susceptibility: Low

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

3 min walk

72%

Recommend GP

72%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

6

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 343 m
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

156

Parks (1km)

49

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Jolly Farmer (538 m)

Nearest supermarketKorona · 460 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

640m

Post office

Nearby shops

Lee's Foodstore251 m
European Market258 m
Super Saver261 m
Damascus Halal Market272 m

Nearby cafes

Nes's Cafe251 m
Kem's Café265 m
Serve Smiths267 m
Star Cafe272 m

Nearby restaurants

Ravensbourne Restaurant253 m
Lewisham Best Kebab274 m
Himalaya274 m
Taste Soul Good274 m

Nearby pubs

The Jolly Farmer538 m
Ladywell Tavern574 m
The Black Cat608 m
The Catford House683 m

Nearby gyms

Ladywell Arena Sportshall145 m
Forma254 m
PureGym465 m
Air Thrill687 m

Nearby pharmacies

Rushey Green Pharmacy248 m
Boots386 m
Superdrug553 m
Sheel819 m

Nearby health

University Hospital Lewisham343 m
Rushey Green Dental Practice440 m
The Broadway Dental Practice638 m
Hilly Fields Group Practice726 m
Food hygiene (5-star)54% of 164

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

44

Investment score

Moderate

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

72

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route168m
Crossrail 2 route9,877m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,297 nationally

1,631

Est. population

22,352/km²

67%

Employed

48%

Degree educated

£41,700

Median income

6.1%

Claimant rate

Inner cityVery high densityEstablished mixed

41

Community stability

Age profile

21%
25%
27%
18%
Under 1821%
18–3425%
35–4927%
50–6418%
65+9%

Tenure

20%
30%
35%
15%
Own outright20%
Own (mortgage)30%
Private rent35%
Social rent15%
Shared ownership0%

Ethnicity

31%
27%
23%
White British31%
White Other27%
Asian7%
Black23%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine19%
No car household47%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent35%
Social rent15%

vs. London

Income vs London-0.7%
Price vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
144
Largest scheme
414 homes · Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ
Pipeline pressure
NONE

Named schemes (500m)

Catford Greyhound Stadium, Catford Greyhound Stadium, Adenmore Road, SE6 4RJ414 homes
completed
CATFORD GREYHOUND STADIUM, CATFORD GREYHOUND STADIUM, ADENMORE ROAD, SE6 4RH179 homes
completed
15-75, 15-75, CHUDLEIGH ROAD, MALYONS ROAD (158-222), SE4143 homes
completed
9-19, 9-19, Rushey Green, London, SE6 4AZ45 homes
completed
THE GEORGE P.H. 1, THE GEORGE P.H. 1, RUSHEY GREEN, SE6 4AS33 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
22.3%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Louise KrupskiLabour and Co-operative Party
John Michael MuldoonLabour and Co-operative Party
James-J WalshLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£505,000)

£12,750

Standard buyer

£4,000

First-time buyer

Save £8,750

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 7HP

Full postcodeSE13 7HP
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardRushey Green
Latitude51.451169
Longitude-0.020541
Parliamentary constituencyLewisham East
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