Lewisham Central · Lewisham · Lewisham North constituency · 51.46738, -0.01209

SE13 7LB— Lewisham Central, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 75%Safety 80/100Transport 63/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
80
Schools
68
Transport
63
Environment
67
Investment
57

The bottom line

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

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

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Location

SE13 7LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+7.0% vs London avg

Deep-dive guides for SE13 7LB

🛡️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

“The family fortress”

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How SE13 7LB 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 · 13 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.4 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences32%
Other22%
Anti-social behaviour14%
Vehicle crime14%
Drug offences7%
Theft4%
Burglary4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 728m

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,228/m²
Price per ft²£393/ft²
Avg floor area76.9 m²

EPC breakdown

C
8%
D
5%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 13%Flat 88%

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£192,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+7.2%

Total change

+551%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

+1.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Terraced13.3%
Flat/maisonette86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£53k£52k-2.8%1
Post-dot-com plateau2001–2004£86k£158k+83.1%1.3
Pre-crash peak2006–2007£163k£192k+18.2%1
GFC & correction2008–2010£195k£173k-11.5%1.5
Pandemic surge2021–2021£305k£305k+0%1
Rate-rise correction2022–2022£362k£362k+0%1
Current market2024–2025£350k£345k-1.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
12.4%
District
12.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
3.1 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

LewishamNational Rail
3 min walk
Lewisham DLR StationDLR
4 min walk
Elverson Road DLR StationDLR
5 min walk
Deptford Bridge DLR StationDLR
13 min walk
Greenwich DLR StationDLR
15 min walk
1 bus routes · 10 stops within 400m · 466 buses/hr peak

70

Walkability score

331

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 park132m
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 waterLOW
Low
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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

CHG THE BLACKHEATH HOSPITAL

40-42 LEE TERRACE, SE3 9UD

17 min walk

0

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

322

Parks (1km)

42

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketAsda · 403 m
1 tennis courts2 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)

198m

Post office

Nearby shops

Kiki & Miumiu260 m
Sainsbury's Local402 m
Matu Enterprise457 m
Jeevanah's Super Store475 m

Nearby cafes

Maggie's217 m
Puccino's237 m
Ding Tea439 m
Quaggy Café500 m

Nearby restaurants

Grab-a-bite96 m
Payîz222 m
Pret A Manger291 m
Zest Brunch & Bar313 m

Nearby pubs

The Anchor213 m
The Bar Beach Grill418 m
Joiners Arms470 m
The Rising Sun477 m

Nearby gyms

Silkworks Gym190 m
CRANK Lewisham313 m
The Gym377 m
Glass Mill Leisure Centre393 m

Nearby pharmacies

Lewis Grove607 m
Geepharm Chemist678 m
Superdrug693 m
Sheel1.1 km

Nearby health

Banning319 m
Banning Dental Group380 m
Portland Smile Clinic469 m
Lewis Grove Dental Practice609 m
Food hygiene (5-star)55% of 145

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

57

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

67.6

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 route251m
Crossrail 2 route9,672m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,069 nationally

1,728

Est. population

14,522/km²

57%

Employed

50%

Degree educated

7.4%

Claimant rate

Inner cityHigh densityMixed

29

Community stability

Age profile

26%
35%
22%
Under 1826%
18–3435%
35–4923%
50–6412%
65+5%

Tenure

16%
36%
27%
13%
Own outright9%
Own (mortgage)16%
Private rent36%
Social rent27%
Shared ownership13%
Rent free0%

Ethnicity

28%
19%
18%
22%
White British28%
White Other19%
Asian18%
Black22%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine13%
No car household66%
Unemployed8%
No qualifications13%

Housing tenure (Census 2021)

Private rent36%
Social rent27%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
43
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)
1035
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
FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 homes
completed
72-78, 72-78, Conington Road, SE13330 homes
completed
Heathside and Lethbridge Estates phase 4, Heathside and Lethbridge Estates phase 4, Blackheath Hill, Lewisham Road, Morden Lane, SE10236 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 7LB

Full postcodeSE13 7LB
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.467384
Longitude-0.012094
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