Local market reports › SE area › SE13 › SE13 5
Lewisham market report SE13 5, London
The standing SE13 5 (Lewisham) property market report, rebuilt from the full public record every month. The raw material for this page is 7,318 HM Land Registry entries for SE13 5 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical SE13 5 (London) home changed hands for £511,600 in 2026 (median of 65 registered sales, up 3% on five years earlier), with the mean at £589,200, and by floor area homes here have averaged about £6,850 per square metre over the last five years. Source: 7,318 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like SE13 5 is a single group of streets within SE13 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SE13 5 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in SE13 5 sells for
The SE13 5 median stands at £511,600 for 2026, built from 65 registered sales; the mean, the figure usually quoted as the "average house price", is £589,200, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in SE13 5
Averaged across five years of sales, floor space in SE13 5 costs about £6,850 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, SE13 5 sits 80% above the national market.
The price of a typical SE13 5 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £511,600 | £511,600 | 65 |
| 2025 | £520,000 | £532,435 | 163 |
| 2024 | £486,200 | £516,930 | 172 |
| 2023 | £449,000 | £493,341 | 163 |
| 2022 | £475,000 | £556,992 | 198 |
| 2021 | £495,000 | £626,734 | 217 |
| 2020 | £547,500 | £710,393 | 168 |
| 2019 | £550,000 | £720,918 | 179 |
| 2018 | £450,000 | £599,858 | 218 |
| 2017 | £428,500 | £584,431 | 162 |
| 2016 | £355,900 | £497,908 | 351 |
| 2015 | £410,000 | £579,330 | 203 |
| 2014 | £350,000 | £496,536 | 226 |
| 2013 | £289,000 | £415,842 | 229 |
| 2012 | £265,000 | £390,047 | 191 |
| 2011 | £250,000 | £377,404 | 175 |
| 2010 | £250,000 | £392,064 | 149 |
| 2009 | £246,000 | £395,447 | 136 |
| 2008 | £250,000 | £409,803 | 137 |
| 2007 | £250,000 | £424,070 | 343 |
| 2006 | £205,000 | £355,854 | 296 |
| 2005 | £210,000 | £373,715 | 235 |
| 2004 | £200,000 | £363,239 | 319 |
| 2003 | £172,000 | £316,866 | 288 |
| 2002 | £169,500 | £318,913 | 312 |
| 2001 | £135,000 | £259,531 | 360 |
| 2000 | £113,800 | £223,333 | 312 |
| 1999 | £96,000 | £191,323 | 314 |
| 1998 | £81,000 | £163,504 | 337 |
| 1997 | £67,000 | £137,403 | 276 |
| 1996 | £64,000 | £134,973 | 239 |
| 1995 | £56,500 | £122,822 | 185 |
In cash terms the typical SE13 5 home went from £56,500 in 1995 to £511,600 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 317%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2019. The market now sits about 29% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SE13 5 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+25.6% on the year before); the weakest, 2016 (−13.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SE13 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.6% | −3.9% |
| 5 years (since 2021) | +0.7% | −4.0% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +4.7% | +1.8% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 65 SE13 5 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 308 sales a year before the financial crisis and 152 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around SE13 5
SE13 5 falls under Lewisham, where the ONS puts the average private rent at £1,821 a month (May 2026 figures). A one-bed averages £1,450 a month here and a four-or-more-bed £2,705, so size does most of the work in setting the rent.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
£1,821 a month is £21,852 a year, which against the £511,600 median sold price makes a gross yield of 4.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Reading the SE13 5 market
Against the SE13 district median, SE13 5 sits 18% higher, marking it as a dearer pocket of the district.
SE13 5 (Lewisham): the questions that come up
Are property prices falling in SE13 5 (Lewisham)?
Is SE13 5 (Lewisham) a good place to buy a house?
How much did a house sell for in SE13 5 (Lewisham)?
Where do SE13 5 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 3% over five years in cash but down 18% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
SE13's current homes for sale
The live side of the market holds 44 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole SE13 district, not just SE13 5: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every SE13 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in SE
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £516,250 | £795,000 (+54%) | £1,325,000 (+67%) | £2,025,000 (+53%) |
| Semi-detached | £375,000 | £480,000 (+28%) | £613,025 (+28%) | £870,000 (+42%) | £1,390,000 (+60%) |
| Terraced | £405,000 | £475,000 (+17%) | £630,000 (+33%) | £878,697 (+39%) | £1,275,000 (+45%) |
| Flat | £345,000 | £465,000 (+35%) | £645,000 (+39%) | £885,000 (+37%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the SE area is the point: the same five years treated these districts very differently.
SE area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in SE13
Sector boundaries hide real price steps. The rest of SE13, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE13 6 | £367,000 | 63 |
| SE13 7 | £406,500 | 59 |
Zoom out to the full SE13 district report for the type split, monthly volumes and how SE13 compares with its neighbours.
Selling in SE13 5? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE13 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working SE13 5: the featured spot on this report is free for founding agents, one per district. Claim SE13 5.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE13 5. Free after a one click sign in.
The live map plots every individual SE13 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.