Local market reports › SE area › SE13
Lewisham market report SE13, London
The SE13 (Lewisham) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 23,085 completed sales registered with HM Land Registry in SE13 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for SE13 (London) is £435,000, from 187 registered sales, up 1% on five years earlier; the mean is £517,000, and by floor area homes here have averaged about £6,600 per square metre over the last five years. Behind the figures sit 23,085 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SE13 is the postcode district covering Lewisham, Hither Green, Ladywell in London. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where SE13 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 SE13 homes really sell for
The SE13 median stands at £435,000 for 2026, built from 187 registered sales; the mean, the figure usually quoted as the "average house price", is £517,000, 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
By floor space, homes in SE13 have sold for about £6,600 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
For scale: the England and Wales median is £285,000, so SE13 trades 53% above the country as a whole.
A typical SE13 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £435,000 | £435,000 | 187 |
| 2025 | £442,500 | £453,082 | 520 |
| 2024 | £435,800 | £463,345 | 508 |
| 2023 | £435,000 | £477,959 | 474 |
| 2022 | £440,000 | £515,950 | 578 |
| 2021 | £430,000 | £544,435 | 664 |
| 2020 | £435,000 | £564,421 | 485 |
| 2019 | £435,000 | £570,181 | 526 |
| 2018 | £420,000 | £559,868 | 580 |
| 2017 | £410,000 | £559,199 | 541 |
| 2016 | £350,000 | £489,653 | 904 |
| 2015 | £350,000 | £494,550 | 871 |
| 2014 | £312,000 | £442,627 | 877 |
| 2013 | £265,000 | £381,309 | 828 |
| 2012 | £245,000 | £360,609 | 740 |
| 2011 | £228,000 | £344,192 | 611 |
| 2010 | £220,000 | £345,017 | 633 |
| 2009 | £220,000 | £353,652 | 357 |
| 2008 | £235,000 | £385,215 | 397 |
| 2007 | £230,000 | £390,144 | 1,127 |
| 2006 | £215,000 | £373,213 | 1,022 |
| 2005 | £193,000 | £343,462 | 931 |
| 2004 | £190,000 | £345,077 | 1,017 |
| 2003 | £172,500 | £317,787 | 1,178 |
| 2002 | £160,000 | £301,039 | 1,040 |
| 2001 | £127,500 | £245,112 | 908 |
| 2000 | £107,500 | £210,969 | 825 |
| 1999 | £85,400 | £170,198 | 836 |
| 1998 | £72,000 | £145,337 | 870 |
| 1997 | £66,000 | £135,353 | 839 |
| 1996 | £58,500 | £123,374 | 683 |
| 1995 | £54,600 | £118,692 | 528 |
In cash terms the typical SE13 home went from £54,600 in 1995 to £435,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 266%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2019; the current median sits about 24% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the SE13 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 (+25.9% on the year before); the weakest, 2009 (−6.4%). 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) | −1.7% | −4.0% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +2.2% | −1.2% |
| 20 years (since 2006) | +3.6% | +0.8% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 64% of the typed total. In 2024, the last year both were recorded here, a detached home traded at £700,000 against £355,000 for a flat, 2.0 times the price.
Median by property type, SE13
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £700,000 (2024) | – | 241 |
| Semi-detached | £790,000 | 10 | 1,322 |
| Terraced | £733,900 | 54 | 6,775 |
| Flats | £355,000 | 123 | 14,723 |
Transaction volumes
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
SE13 recorded 400 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,006 sales a year before the financial crisis and 453 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 kind of market SE13 is
Among the 28 measurable districts of its area, SE13 ranks 22 by median price: towards the affordable end.
What homes rent for around SE13
The local authority for SE13 is Lewisham, and its ONS average private rent currently stands 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 £435,000 median sold price makes a gross yield of 5.0%. 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.
Common questions on SE13 (Lewisham)
Are property prices falling in SE13 (Lewisham)?
Is SE13 (Lewisham) a good place to buy a house?
How much did a house sell for in SE13 (Lewisham)?
Where do SE13 prices go next?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 20% 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.
What is for sale in SE13 right now
Everything above is what homes in SE13 sold for. The live side of the market holds 44 homes at the moment, listed by 8 agents publishing to HomesIndex, at a typical asking price 25% above the SE13 median sold price.
21% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
The price of an extra bedroom in SE
What homes of each size actually sold for across the SE area, from the Land Registry record. 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
SE13 ranks 14 of 28 in the SE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, SE area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SE13, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SE13 5 | £511,600 | 65 |
| SE13 6 | £367,000 | 63 |
| SE13 7 | £406,500 | 59 |
How SE13 compares nearby
Same city, different markets. The neighbouring districts of the SE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SE24 | £648,200 | -6% |
| SE22 | £620,000 | -3% |
| SE21 | £608,500 | -10% |
| SE4 | £562,500 | +0% |
| SE1 | £550,000 | -21% |
| SE27 | £550,000 | +5% |
| SE3 | £520,000 | +3% |
| SE15 | £520,000 | -2% |
| SE10 | £507,500 | -14% |
| SE7 | £505,000 | +4% |
| SE17 | £505,000 | +1% |
| SE26 | £500,000 | +9% |
| SE23 | £498,900 | +4% |
| SE5 | £487,500 | +4% |
| SE11 | £475,000 | -15% |
| SE9 | £472,800 | +6% |
| SE12 | £460,000 | +2% |
| SE6 | £450,000 | +3% |
| SE16 | £450,000 | -3% |
| SE14 | £446,200 | -6% |
| SE19 | £441,500 | -2% |
| SE13 (this report) | £435,000 | +1% |
| SE2 | £425,000 | +14% |
| SE18 | £415,000 | +2% |
Thinking of selling in SE13? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SE13'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim SE13.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SE13. Free after a one click sign in.
The live map plots every individual SE13 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.