Land by postcode · SE area · SE13
What the open records say about the SE13 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Lewisham, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
964
Median sale price
£440,000
Median £ per m² of floor area
£7,083
Median, last 12m vs prior 12m
+1.1%
£440,000 → £445,000
Mix of sales: 1% detached, 5% semi-detached, 30% terraced, 64% flats.
New-build sales 2023–2024: 41 of 982 (4%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 735 live postcodes in SE13 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
108 of 735 postcodes
Blackheath · Ladywell · St Marys · Belmont · St Stephens and 3 more
701 of 735 postcodes
8 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in SE13 fall inside: Green Belt, National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
95% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in SE13 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 78 decided since 2021, 26 refused, typically 83 days to a decision.
45 of 78
approved, 58%
47% across London
114 homes approved of 216 applied for
Approved examples
Land to the rear of Coldbath Street, Greenwich (7 new homes)
Construction of a 3-storey building comprising 7 flats (2x1 bed, 2x2 bed and 3x3 bed) with associated landscaping and parking.
Approved 2022-08-26, Greenwich ref 22/0904/F
440 LEWISHAM HIGH STREET, LONDON (3 new homes)
Retrospective planning permission for the internal alterations, sub-division of garden and creation of cycle and bin stores in connection wi...
Approved 2021-03-25, Lewisham ref DC/21/120135
24 CAMPSHILL ROAD, LONDON (1 new home)
The construction of a two storey two bedroom house adjacent to 24 Campshill Road, SE13, together with the provision of cycle and bin storage...
Approved 2021-03-29, Lewisham ref DC/21/120239
By the kind of plot, from the wording of each proposal:
12 decided since 2021, 5 refused, typically 66 days to a decision
5 of 12
approved, 42%
36% across London
Approved examples
79 BELMONT HILL, LONDON
The demolition of the existing garage and the construction of a three storey, two bedroom detached dwellinghouse, together with cycle and bi...
Approved 2021-07-07, Lewisham ref DC/21/121428
LAND TO THE REAR OF, 29 LADYWELL ROAD
Demolition of two garages on land at the rear of 29 Ladywell Road SE13 and the construction of a one storey house incorporating basement and...
Approved 2022-03-11, Lewisham ref DC/21/123398
REAR OF 39 & 41 MANOR PARK, LONDON
The construction of a three storey four bedroom house to the rear of 39 and 41 Manor Park SE13, together with associated landscaping, bin/bi...
Approved 2021-11-09, Lewisham ref DC/21/123480
25 decided since 2021, 6 refused, typically 102 days to a decision
16 of 25
approved, 64%
43% across London
Approved examples
Land to the rear of Coldbath Street, Greenwich
Construction of a 3-storey building comprising 7 flats (2x1 bed, 2x2 bed and 3x3 bed) with associated landscaping and parking.
Approved 2022-08-26, Greenwich ref 22/0904/F
24 CAMPSHILL ROAD, LONDON
The construction of a two storey two bedroom house adjacent to 24 Campshill Road, SE13, together with the provision of cycle and bin storage...
Approved 2021-03-29, Lewisham ref DC/21/120239
1 ALDWORTH GROVE, LONDON
Alterations to the elevations, construction of single storey warehouse building in the existing car park, existing store and working space t...
Approved 2021-09-02, Lewisham ref DC/21/121621
8 decided since 2021, 4 refused, typically 91 days to a decision
2 of 8
approved, 25%
45% across London
Approved examples
BRANDON HOUSE, 22 MORDEN HILL
Change of use of the existing building from flats and office (Sui Generis) into 5 self-contained flats (Class C3) and alterations to the exi...
Approved 2024-04-30, Lewisham ref DC/23/134134
254 LEE HIGH ROAD, LONDON
Retrospective application for minor external alterations to the rear elevation, change of use of the rear of the ground floor commercial uni...
Approved 2026-03-19, Lewisham ref DC/25/142369
Also decided here: 36 applications for outbuildings, annexes or garden buildings, 32 approved, typically 75 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Lewisham covers 95% of the sampled postcodes in SE13.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In SE13, 0% of postcodes are in the Green Belt, 15% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 95% of postcodes in SE13 are under an Article 4 direction (8 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In SE13 the median sale is £440,000, and only 4% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in SE13 would be measured against a £440,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Lewisham's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.