Brockley · Lewisham · Lewisham North constituency · 51.47194, -0.02118

SE13 7RD— Brockley, Lewisham

Location and area intelligence for SE13 7RD, Brockley, Lewisham

The practical family move

 

Top 5% LondonSchools 100%Safety 85/100Transport 66/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

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Strong for families — high safety and school scores

Liveability
82
Safety
85
Schools
90
Transport
66
Environment
59
Investment
56

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+14.0% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for SE13 7RD

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

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“The practical family move”

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How SE13 7RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Stephen's CofE Primary School

Good · Inspected Jun 2022 · 3 min walk

KS2: 112.8

—

Secondary

Addey and Stanhope School

Not yet inspected · 7 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.5 incidents per 1,000 residents

Better than 71% of London
→ Stable

-48% vs borough

Crime by type

Other39%
Violence & sexual offences22%
Burglary15%
Anti-social behaviour11%
Drug offences6%
Robbery4%
Vehicle crime4%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 559m

Crime is 39% below 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£8,340/m²
Price per ft²£775/ft²
Avg floor area46.6 m²

EPC breakdown

B
26%
C
38%
D
4%

Based on 68 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

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£116,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2003–2024 · CAGR

+3.4%

Total change

+101%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.8%

per year

Acceleration

-12.59

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 119 sales

Property Type Mix

Total: 119 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£195k£187k-4%33.5
Pre-crash peak2006–2007£204k£195k-4.4%8.5
GFC & correction2008–2012£215k£253k+17.4%1.2
Help-to-Buy recovery2013–2016£212k£265k+25.1%5
Brexit uncertainty2017–2019£328k£385k+17.6%3
Current market2024–2024£392k£392k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.3%
District
4.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Deptford Bridge DLR StationDLR line
3.2 min walk
St Johns (London)

Nearby stations

Deptford Bridge DLR StationDLR
3 min walk
St Johns (London)National Rail
4 min walk
Elverson Road DLR StationDLR
6 min walk
Greenwich DLR StationDLR
11 min walk
New Cross ELL Rail StationWindrush · Southeastern
12 min walk
No bus stops within 400m

60

Walkability score

302

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge ★22 min
Victoria44 min ↑
Waterloo37 min ↓
Canary Wharf24 min ↓
City33 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

16

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park109m
Santander docks (800m)0
Nearest cycle dock1.1 km

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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 49%
Above average green space

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

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

11 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

216

Parks (1km)

40

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

15

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 279 m
3 swimming pools2 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)

1

Cinemas (2km)

496m

Post office

Nearby shops

J. R. R. News135 m
Tesco Express225 m
Deptford Food & Wine363 m
Bathu Super Store410 m

Nearby cafes

The Drip274 m
Costa285 m
The Coffee Room392 m
Hot Pot Cafe413 m

Nearby restaurants

Alla Salute138 m
OC Lounge223 m
Crrave236 m
JinJiang349 m

Nearby pubs

The Brookmill Pub135 m
Endeavour368 m
The Graduate424 m
The George & Dragon432 m

Nearby gyms

Kindred Yoga273 m
Laser Quest503 m
PureGym515 m
Archery Fit524 m

Nearby pharmacies

Geepharm Chemist458 m
Krisons484 m
Duncan's Pharmacy908 m
Rose Pharmacy990 m

Nearby health

SmileUp Dental418 m
Deptford Surgery489 m
Plumbridge Medical Centre523 m
Merivale Dental600 m
Food hygiene (5-star)48% of 166

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

E

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

82.8

Price growth score

A
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route391m
Crossrail 2 route8,889m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,144 nationally

1,367

Est. population

30,000/km²

83%

Employed

75%

Degree educated

£47,900

Median income

2.6%

Claimant rate

Urban coreVery high densityYoung professionals

21

Community stability

Age profile

49%
31%
Under 1812%
18–3449%
35–4931%
50–647%
65+1%

Tenure

21%
65%
Own outright5%
Own (mortgage)21%
Private rent65%
Social rent6%
Shared ownership3%

Ethnicity

28%
28%
20%
White British28%
White Other28%
Asian20%
Black9%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine11%
No car household72%
Unemployed6%
No qualifications6%

Housing tenure (Census 2021)

Private rent65%
Social rent6%

vs. London

Income vs London+14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
34
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
48
Largest scheme
415 homes · THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH
Pipeline pressure
NONE

Named schemes (500m)

SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT310 homes
completed
WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, BROOKMILL ROAD, SE8261 homes
completed
50-62, 50-62, BLACKHEATH ROAD, SE10188 homes
completed
6-42, 6-42, Blackheath Road, Greenwich, SE10138 homes
completed
37, 37, Greenwich High Road, Greenwich, SE10 8LR125 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
20.8%
Ward turnout
34%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Sian EilesLabour
Ayesha Lahai-TaylorLabour
Stephen PenfoldLabour

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Key facts for SE13 7RD

Full postcodeSE13 7RD
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.471935
Longitude-0.021183
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