Lewisham Central · Lewisham · Lewisham North constituency · 51.46784, -0.01251

SE13 7LE— Lewisham Central, Lewisham

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

The family fortress

 

Top 10% LondonSchools 75%Safety 80/100Transport 63/100⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
80
Schools
68
Transport
63
Environment
84
Investment
74

The bottom line

SE13 7LE offers low crime and a green environment — strong value for Families and Investors who can accept its trade-offs.

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

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Toggle the things that matter to you — see how SE13 7LE scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

SE13 7LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+7.0% vs London avg

Deep-dive guides for SE13 7LE

🛡️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 7LE 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 · 12 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 21 min walk

4 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 673m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area78.3 m²

EPC breakdown

C
8%

Based on 8 properties · Confidence: low

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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£195,750
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
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+7.1%

Total change

+540%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-4.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£50k£93k+86%1
Pre-crash peak2005–2007£161k£225k+39.8%1.7
Help-to-Buy recovery2015–2015£300k£300k+0%2
Pandemic surge2021–2021£355k£355k+0%2
Rate-rise correction2023–2023£346k£346k+0%1
Current market2024–2024£320k£320k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.1%
District
5.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
3.7 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

LewishamNational Rail
3 min walk
Elverson Road DLR StationDLR
4 min walk
Lewisham DLR StationDLR
4 min walk
Deptford Bridge DLR StationDLR
12 min walk
Greenwich DLR StationDLR
14 min walk
1 bus routes · 10 stops within 400m · 250 buses/hr peak

70

Walkability score

333

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

14

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park188m
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 qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 80% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.7 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 — 4.4 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

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

318

Parks (1km)

37

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketAsda · 416 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)

256m

Post office

Nearby shops

Kiki & Miumiu314 m
Sainsbury's Local430 m
Jeevanah's Super Store436 m
Matu Enterprise513 m

Nearby cafes

Puccino's268 m
Maggie's273 m
Quaggy Café442 m
Ding Tea495 m

Nearby restaurants

Grab-a-bite71 m
Payîz280 m
Pret A Manger340 m
Zest Brunch & Bar348 m

Nearby pubs

The Anchor271 m
The Bar Beach Grill429 m
The Rising Sun476 m
Joiners Arms526 m

Nearby gyms

Silkworks Gym157 m
CRANK Lewisham350 m
The Gym373 m
Glass Mill Leisure Centre434 m

Nearby pharmacies

Geepharm Chemist621 m
Lewis Grove665 m
Superdrug747 m
Duncan's Pharmacy1.1 km

Nearby health

Banning357 m
Banning Dental Group413 m
Portland Smile Clinic492 m
SmileUp Dental571 m
Food hygiene (5-star)56% of 137

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

74

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

52.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route281m
Crossrail 2 route9,614m

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)
45
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)
1025
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 7LE

Full postcodeSE13 7LE
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.467841
Longitude-0.012506
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