Local market reports › SE area › SE13 › SE13 7
Lewisham market report SE13 7, London
The standing SE13 7 (Lewisham) property market report, rebuilt from the full public record every month. The raw material for this page is 8,962 HM Land Registry entries for SE13 7 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 59 registered 2026 sales put the SE13 7 (London) median at £406,500, down 11% on five years earlier, with a mean of £523,100, and by floor area homes here have averaged about £6,660 per square metre over the last five years. Everything rests on 8,962 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like SE13 7 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 7 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 7 sells for
The SE13 7 median stands at £406,500 for 2026, built from 59 registered sales; the mean, the figure usually quoted as the "average house price", is £523,100, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in SE13 7
Measured by floor area, the last five years of SE13 7 sales average about £6,660 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts SE13 7 43% above the country at large.
SE13 7's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £406,500 | £406,500 | 59 |
| 2025 | £415,000 | £424,924 | 202 |
| 2024 | £396,200 | £421,242 | 200 |
| 2023 | £440,000 | £483,453 | 169 |
| 2022 | £430,000 | £504,224 | 226 |
| 2021 | £455,000 | £576,089 | 236 |
| 2020 | £420,000 | £544,959 | 163 |
| 2019 | £427,500 | £560,350 | 193 |
| 2018 | £405,800 | £540,939 | 212 |
| 2017 | £425,000 | £579,657 | 175 |
| 2016 | £330,000 | £461,673 | 365 |
| 2015 | £345,000 | £487,485 | 464 |
| 2014 | £317,500 | £450,429 | 409 |
| 2013 | £278,000 | £400,014 | 387 |
| 2012 | £241,000 | £354,722 | 383 |
| 2011 | £231,000 | £348,721 | 266 |
| 2010 | £213,400 | £334,666 | 356 |
| 2009 | £210,000 | £337,577 | 132 |
| 2008 | £240,000 | £393,411 | 138 |
| 2007 | £240,000 | £407,107 | 358 |
| 2006 | £225,000 | £390,571 | 365 |
| 2005 | £199,500 | £355,030 | 288 |
| 2004 | £195,000 | £354,158 | 432 |
| 2003 | £180,000 | £331,604 | 574 |
| 2002 | £170,800 | £321,359 | 459 |
| 2001 | £140,000 | £269,143 | 280 |
| 2000 | £117,000 | £229,613 | 251 |
| 1999 | £88,000 | £175,379 | 271 |
| 1998 | £75,000 | £151,393 | 244 |
| 1997 | £73,000 | £149,708 | 266 |
| 1996 | £63,500 | £133,919 | 240 |
| 1995 | £60,000 | £130,431 | 199 |
In cash terms the typical SE13 7 home went from £60,000 in 1995 to £406,500 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 212%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2017; the current median sits about 30% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the SE13 7 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 2000 (+33.0% on the year before); the weakest, 2009 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.0% | −4.3% |
| 5 years (since 2021) | −2.2% | −6.7% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +3.0% | +0.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
SE13 7 recorded 59 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 376 sales a year before the financial crisis and 171 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of SE13 7
SE13 7 falls under Lewisham, where the ONS puts the average private rent at £1,821 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,450 a month here against £2,705 for four or more bedrooms.
Average monthly rent by size, Lewisham
ONS Price Index of Private Rents, May 2026.
Against the £406,500 median purchase price, a rent of £1,821 a month (£21,852 a year) works out at a 5.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the SE13 7 market
Only 59 sales completed here in the last twelve months of data, which makes SE13 7 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Common questions on SE13 7 (Lewisham)
How much did a house sell for in SE13 7 (Lewisham)?
Are property prices falling in SE13 7 (Lewisham)?
Is SE13 7 (Lewisham) a good place to buy a house?
Where do SE13 7 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is down 11% over five years in cash but down 29% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in SE13 today
This is what you could actually buy today: 44 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole SE13 district, not just SE13 7: live asking prices are collected per district.
21% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every SE13 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in SE: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SE area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit 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
Cash-terms risers and fallers across the area; click any row for that district's full 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 5 | £511,600 | 65 |
| SE13 6 | £367,000 | 63 |
Zoom out to the full SE13 district report for the type split, monthly volumes and how SE13 compares with its neighbours.
Selling in SE13 7? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SE13 7, use the average prices map for a rough value: zoom from SE13 7's shading down to the sold homes on your own street. The figures above are every recorded SE13 7 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SE13 7: the featured spot on this report is free for founding agents, one per district. Claim SE13 7.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to SE13 7. Free after a one click sign in.
The live map plots every individual SE13 7 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.