Lewisham Central · Lewisham · Lewisham North constituency · 51.46667, -0.01745

SE13 7SD— Lewisham Central, Lewisham

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

The practical family move

 

Top 10% LondonSchools 100%Safety 80/100Transport 68/100⚠ Knotweed sites nearby

Best for: Families, Investors, Young professionals

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Strong for families — high safety and school scores

Liveability
73
Safety
80
Schools
90
Transport
68
Environment
40
Investment
78

The bottom line

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

The catches: high noise levels nearby and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

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

Do you commute into central London daily?
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?

Toggle a question above to see how SE13 7SD meets your needs.

Location

SE13 7SD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+7.0% vs London avg

Deep-dive guides for SE13 7SD

🛡️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 7SD 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

Prendergast School

Not yet inspected · Inspected Mar 2025 · 12 min walk

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 · 21 min walk

5 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 838m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area69.2 m²

EPC breakdown

B
62%
C
1%

Based on 63 properties · Confidence: high

Street mix

Terraced 10%Flat 33%Other 57%

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£173,000
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,472
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+6.2%

Total change

+377%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

-10.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 18 sales

Property Type Mix

Total: 18 sales

Terraced22.2%
Flat/maisonette77.8%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£88k£73k-17.6%1
Post-dot-com plateau2001–2001£93k£93k+0%2
Pandemic surge2020–2021£216k£393k+81.6%5.5
Rate-rise correction2022–2023£428k£420k-1.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
40.7%
District
40.7%

CAGR over 2yr 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
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Elverson Road DLR StationDLR line
2.7 min walk
Lewisham

Nearby stations

LewishamNational Rail
3 min walk
Elverson Road DLR StationDLR
3 min walk
Lewisham DLR StationDLR
5 min walk
Deptford Bridge DLR StationDLR
11 min walk
Greenwich DLR StationDLR
16 min walk
No bus stops within 400m

57

Walkability score

229

Footpaths (500m)

0

Santander docks (800m)

1.5 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)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park197m
Santander docks (800m)0
Nearest cycle dock1.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseHIGH
road · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
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

18 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

197

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

4

Convenience

Nearest supermarketAsda · 184 m
1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

449m

Post office

Nearby shops

Katpakan187 m
Jeevanah's Super Store224 m
Sainsbury's Local288 m
Londis386 m

Nearby cafes

Puccino's265 m
Middleton401 m
Maggie's438 m
Ding Tea575 m

Nearby restaurants

Everest Curry King157 m
Chicha157 m
Metro's Dark Kitchen219 m
Zest Brunch & Bar294 m

Nearby pubs

The Rising Sun137 m
Llama's Head Pub161 m
The Bar Beach Grill172 m
The Talbot438 m

Nearby gyms

The Gym58 m
Silkworks Gym222 m
Anytime Fitness222 m
CRANK Lewisham312 m

Nearby pharmacies

Geepharm Chemist749 m
Superdrug756 m
Lewis Grove757 m
Sheel1.1 km

Nearby health

Portland Smile Clinic284 m
Banning Dental Group311 m
Banning320 m
SmileUp Dental684 m
Food hygiene (5-star)56% of 89

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

78

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

53.6

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route2m
Crossrail 2 route9,352m

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

Urban coreHigh 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)
11
Live planning apps (800m)
1
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)
5
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1010
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
THURSTON ROAD INDUSTRIAL ESTATE, THURSTON ROAD INDUSTRIAL ESTATE, JERRARD STREET, HORTON STREET, SE13 7SH415 homes
completed
72-78, 72-78, Conington Road, SE13330 homes
completed
CENTURY WORKS (PART OF SITE), CENTURY WORKS (PART OF SITE), CONINGTON ROAD, SE13136 homes
completed
72-78, 72-78, CONINGTON ROAD, SE13 7LH132 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 7SD

Full postcodeSE13 7SD
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLewisham Central
Latitude51.466674
Longitude-0.017452
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