Brockley · Lewisham · Lewisham North constituency · 51.47156, -0.01950

SE13 7RW— Brockley, Lewisham

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

The practical family move

 

Top 13% LondonSchools 100%Safety 76/100Transport 63/100~6% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
76
Schools
90
Transport
63
Environment
57
Investment
65

The bottom line

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

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income+14.0% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for SE13 7RW

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

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Postcode Personality

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“The practical family move”

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How SE13 7RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 5 min walk

KS2: 103.7

—

Secondary

Addey and Stanhope School

Not yet inspected · 9 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.2 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+27% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Anti-social behaviour21%
Vehicle crime9%
Drug offences5%
Burglary5%
Robbery3%
Theft2%

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 · 474m

Crime is +48% 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£6,401/m²
Price per ft²£595/ft²
Avg floor area42.4 m²

EPC breakdown

B
2%
C
11%
D
4%

Based on 17 properties · Confidence: medium

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£106,000
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2025 · CAGR

+1.6%

Total change

+33%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

-14.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 39 sales

Property Type Mix

Total: 39 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£200k£200k+0%17
GFC & correction2010–2011£213k£210k-1.2%2
Help-to-Buy recovery2013–2016£224k£318k+42.1%2.2
Brexit uncertainty2017–2019£385k£275k-28.6%2
Pandemic surge2020–2021£285k£295k+3.5%1
Rate-rise correction2022–2023£240k£270k+12.5%1
Current market2025–2025£265k£265k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Elverson Road DLR StationDLR line
4 min walk
St Johns (London)

Nearby stations

St Johns (London)National Rail
4 min walk
Elverson Road DLR StationDLR
4 min walk
Deptford Bridge DLR StationDLR
4 min walk
Greenwich DLR StationDLR
10 min walk
Lewisham DLR StationDLR
11 min walk
No bus stops within 400m

56

Walkability score

288

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf26 min ↓
City42 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

17

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)14
Nearest car park204m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

12 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

191

Parks (1km)

34

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 354 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)

614m

Post office

Nearby shops

J. R. R. News260 m
Tesco Express283 m
Bathu Super Store303 m
Kinder Food & Wine306 m

Nearby cafes

Costa207 m
Hot Pot Cafe308 m
The Café309 m
Quaggy Café331 m

Nearby restaurants

OC Lounge186 m
Alla Salute232 m
Crrave271 m
C's Bar and Restaurant282 m

Nearby pubs

The Brookmill Pub185 m
The Graduate336 m
The George & Dragon337 m
The Guildford Arms445 m

Nearby gyms

Kindred Yoga389 m
PureGym524 m
Laser Quest531 m
Silkworks Gym536 m

Nearby pharmacies

Geepharm Chemist368 m
Krisons602 m
Duncan's Pharmacy869 m
Rose Pharmacy1.0 km

Nearby health

SmileUp Dental318 m
Plumbridge Medical Centre429 m
Merivale Dental589 m
Deptford Surgery607 m
Food hygiene (5-star)55% of 117

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

65

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.5

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route410m
Crossrail 2 route8,992m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,241 nationally

1,539

Est. population

7,914/km²

61%

Employed

52%

Degree educated

£47,900

Median income

7.2%

Claimant rate

Urban coreHigh densityEstablished mixed

46

Community stability

Age profile

21%
26%
20%
20%
14%
Under 1821%
18–3426%
35–4920%
50–6420%
65+14%

Tenure

18%
23%
16%
43%
Own outright18%
Own (mortgage)23%
Private rent16%
Social rent43%
Shared ownership1%
Rent free0%

Ethnicity

47%
27%
White British47%
White Other11%
Asian7%
Black27%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine17%
No car household46%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent43%
Private rent16%

vs. London

Income vs London+14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
31
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)
520
Largest scheme
443 homes · HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge
Pipeline pressure
NONE

Named schemes (500m)

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
Phase 2, 6 - 42, Phase 2, 6 - 42, Blackheath Road, Greenwich, SE10103 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 7RW

Full postcodeSE13 7RW
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBrockley
Latitude51.471556
Longitude-0.019501
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