Living in SE13, Lewisham
What the open data says about house prices, schools, crime and flood risk around SE13 in Lewisham. Built from the same sources as every property report on this site, not opinion or marketing copy.
- Homes on the streets around central SE13 sold at a median of £330,000 across 86 recorded sales, above the England average of £290,000 (HM Land Registry).
- Prices across Lewisham are up 0.7% on a year ago (UK House Price Index).
- Of the 132 schools within about 3 miles, 84% are rated Good or Outstanding, against 90% of state schools in England (Ofsted).
- The centre of SE13 is in flood zone 1 (low probability), on the Environment Agency flood map for planning.
- A Band D household in Lewisham pays £2,237 in council tax for 2026-27, every precept included (MHCLG).
- Police recorded 965 crimes within roughly a mile of the centre in August 2026, most commonly violent crime (Police.uk).
Figures gathered 16 October 2026, each from the source named in its section.
House prices
Average price in Lewisham: £488,658, up 0.7% on a year ago (July 2026). The wider London average is £550,037.
Check sold prices for a specific address in SE13 →
See where SE13 ranks across London →
Council tax at Band D in Lewisham: £2,237 a year (2026-27). Running costs by postcode: council tax, energy, tenure, and the estate charge no listing shows →
Compare SE13 with another district
Sold prices, the price trend, schools, flood zone, Band D council tax and crime for SE13 against any other district, each from the source the section below names.
What actually sold around SE13
86 recorded home sales on the streets around central SE13 in the last 2 years, with a median of £330,000 and a range from £137,500 to £1,150,000. Mostly flats and maisonettes.
| Address | Type | Sold for | Date |
|---|---|---|---|
| Flat 5 Riverdale House, 68 Molesworth Street, SE13 7LW | Flat or maisonette | £290,000 | 31 Jul 2026 |
| Flat B 61 Lee High Road, SE13 5NS | Flat or maisonette | £150,000 | 28 Jul 2026 |
| Flat 3 Bentley Court Whitburn Road, SE13 7US | Flat or maisonette | £140,000 | 10 Jul 2026 |
| 75A Gilmore Road, SE13 5AB | Flat or maisonette | £443,000 | 2 Jul 2026 |
| 29 Wisteria Road, SE13 5HW | Terraced | £910,000 | 1 Jul 2026 |
| Flat 21 The Riva Building, 104 - 120 Lee High Road, SE13 5FF | Flat or maisonette | £310,000 | 5 Jun 2026 |
How to read this
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Source: HM Land Registry Price Paid Data
Schools nearby
132 schools within 3 miles , of which 84% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance | Admitted from |
|---|---|---|---|---|
| St Margaret's Lee CofE Primary School | Primary | Outstanding | 0.6 mi away | no figure |
| John Ball Primary School | Primary | Outstanding | 0.8 mi away | 0.63 mi 2025/26 |
| Brindishe Manor School | Primary | Outstanding | 0.8 mi away | 0.43 mi 2025/26 |
| Holy Cross Catholic Primary School | Primary | Outstanding | 1.2 mi away | no figure |
| John Stainer Community Primary School | Primary | Outstanding | 1.3 mi away | no figure |
| Wingfield Primary School | Primary | Outstanding | 1.4 mi away | no figure |
Schools in SE13 with a published admission distance
How far away the last child offered a place lived, as the council published it. Tightest first; each name opens the school's page and its postcode checker.
| School | Stage | Admitted from | Round |
|---|---|---|---|
| Brindishe Manor School | Primary | 0.43 mi | 2025/26 |
| Morden Mount Primary School | Primary | 2.67 mi | 2024/25 |
Will an address here get a place? How far Lewisham schools admitted from, school by school →
88 state primary and 19 state secondary schools within range, plus 11 fee-paying schools.
Private schools
11 fee-paying schools within 3 miles: Blackheath High School GDST, Blackheath Prep, Colfe's School, Education-My Life Matters, Greenwich Waldorf School, Heath House Preparatory School and others.
All 11 fee-paying schools near SE13, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
4 higher education institutions within 3 miles: Goldsmiths College, University of London, Ravensbourne, Trinity Laban, University of Greenwich.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 34.0% |
| Associate professional and technical | 19.2% |
| Managers, directors and senior officials | 11.8% |
| Elementary occupations | 10.7% |
| Administrative and secretarial | 6.2% |
Source: ONS Census 2021, table TS063, for this district's small area.
How SE13 has changed since 2011
The biggest move: degree-level adults, up 15.3 points since 2011, with England's change beside each line.
How to read this
The census neighbourhood at the centre of SE13 (E01033327, 2,205 residents in 2021, up 44.4% on 2011) on the 2011 and 2021 censuses, with England's own change over the same decade for scale. Each line is a share of the neighbourhood's households or residents, so a growing area and a shrinking one compare fairly. The biggest move here: degree-level adults, up 15.3 points.
| Measure | 2011 | 2021 | Change | England |
|---|---|---|---|---|
| Households that own their home | 36.8% | 37.1% | +0.3 pts | -2.0 pts |
| Households renting privately | 44.8% | 49.3% | +4.5 pts | +3.7 pts |
| Households renting socially | 12.2% | 11.4% | -0.8 pts | -0.6 pts |
| Residents under 15 | 13.5% | 13.8% | +0.3 pts | -0.3 pts |
| Residents 65 and over | 8.4% | 5.8% | -2.6 pts | +2.1 pts |
| Adults with a degree or equivalent | 47.3% | 62.6% | +15.3 pts | +6.5 pts |
| Residents born outside the UK | 45.2% | 46.9% | +1.7 pts | +3.6 pts |
| Residents in good or very good health | 83.1% | 88.7% | +5.6 pts | +0.8 pts |
| Residents in a white ethnic group | 53.0% | 53.8% | +0.8 pts | -4.4 pts |
Office for National Statistics, Census 2011 and Census 2021, Open Government Licence. A district holds many neighbourhoods; the full report for an address shows the one it sits in.
Crime
965 crimes recorded within roughly a mile of central SE13 in August 2026, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 4 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Lewisham's figures.
Getting around & nearby essentials
12 supermarkets, 15 pharmacies, 183 restaurants and cafés, 24 pubs, 6 hospitals within a mile of central SE13, hospitals within three miles.
Buses from the centre of SE13
Best-served stop: Lewisham Centre, with 33.3 buses an hour on weekday daytimes.
Evenings, Sundays and routes
The best-served stop within 800 m of the centre of SE13 is Lewisham Centre: 33.3 buses an hour on a weekday daytime, 27.2 in the evening and 24.8 on Sunday daytime; first bus 00:00, last 00:11. Routes there: 129, 108, 122, 380, 199, 54. 5 stops with a scheduled service within that distance.
Departures a passenger can board, from the timetables operators publish to the Department for Transport's Bus Open Data Service, for Tuesday 8 Sep 2026 and Sunday 13 Sep 2026. Scheduled, not observed. Two stops on opposite sides of a road are two stops. The full report does this for the stops within 500 m of an address.
Source: operators' timetables on the Bus Open Data Service (Department for Transport)
GP practices and A&E
3 GP practices within 3.0 km of the centre of SE13. The nearest, Triangle Group Practice Limited, has 6,435 registered patients and 2,514 patients per fully qualified GP, against an England median of 2,186.
| Practice | From the centre | Patients | Per qualified GP |
|---|---|---|---|
| Triangle Group Practice Limited | 0.2 mi | 6,435 | 2,514 |
| Lewisham Medical Centre | 0.6 mi | 13,723 | 3,386 |
| Woodlands Health Centre | 0.7 mi | 11,492 | 3,134 |
Nearest A&E: Lewisham and Greenwich NHS Trust, where 44.7% of type 1 attendances were seen within four hours in July 2026; then King's College Hospital NHS Foundation Trust at 53.2%.
How to read this
NHS England: patients registered at a GP practice (1 Aug 2026), the general practice workforce (July 2026), and A&E attendances by provider, monthly. Fully qualified GPs exclude trainees. Practices are matched by postcode.
Source: NHS England, monthly releases
Council tax and the council's finances
A Band D household in Lewisham pays £2,237 for 2026-27, all precepts included, a rise of 4.8% on the year before against an England median rise of 4.8%. Every band for Lewisham, and how it compares.
| Year | Band D bill | Rise |
|---|---|---|
| 2021-22 | £1,744 | +6.0% |
| 2022-23 | £1,817 | +4.2% |
| 2023-24 | £1,926 | +6.0% |
| 2024-25 | £2,038 | +5.8% |
| 2025-26 | £2,135 | +4.8% |
| 2026-27 | £2,237 | +4.8% |
No exceptional financial support from government since 2020-21 and no section 114 notice on record for Lewisham, as at 7 Sep 2026.
How to read this
A home's own band is on its council tax bill, free to look up at gov.uk/council-tax-bands; the report shows every band's bill at the council beside the home's other checks.
Ministry of Housing, Communities and Local Government, live council tax tables (Band D, area averages) and the Exceptional Financial Support lists published each year; section 114 notices as published by the councils.
Source: MHCLG live council tax tables and Exceptional Financial Support lists
Common questions about SE13
What is the average house price in SE13?
The average sold price in Lewisham is £488,658 as of July 2026, according to the UK House Price Index.
Are house prices rising in SE13?
Prices in Lewisham are up 0.7% on a year ago (UK House Price Index).
What do houses actually sell for in SE13?
The median of 86 recorded sales around central SE13 in the last 2 years is £330,000, ranging from £137,500 to £1,150,000 (HM Land Registry Price Paid Data).
Are the schools good in SE13?
132 schools sit within 3 miles of central SE13, and 84% are rated Outstanding or Good by Ofsted.
How much crime is there in SE13?
965 crimes were recorded within roughly a mile of central SE13 in August 2026, most commonly violent crime (Police.uk).
Is SE13 at risk of flooding?
Central SE13 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is SE13 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 84% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £330,000; the area sits in decile 4 of 10 on the Index of Multiple Deprivation; 965 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is SE13 safe?
965 crimes were recorded within roughly a mile of central SE13 in August 2026, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Want the full picture for a specific property?
This page covers SE13 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.