Lee Green · Lewisham · Lewisham East constituency · 51.44655, 0.00679

SE12 0TF— Lee Green, Lewisham

Location and area intelligence for SE12 0TF, Lee Green, Lewisham

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 40/100

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
64
Safety
82
Schools
60
Transport
40
Environment
52
Investment
47

The bottom line

SE12 0TF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE12 0TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for SE12 0TF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE12 0TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Winifred's RC Primary School

Not yet inspected · 3 min walk

KS2: 107.7

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 27 min walk

P8: +0.20A8: 47.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 57 min walk

6 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.2 incidents per 1,000 residents

Better than 56% of London
→ Stable

-23% vs borough

Crime by type

Other24%
Violence & sexual offences24%
Anti-social behaviour22%
Vehicle crime10%
Burglary9%
Drug offences8%
Theft1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.2km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area93.8 m²

EPC breakdown

D
9%
E
3%
F
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 12%Terraced 89%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£234,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.7%

Total change

+556%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.1%

per year

Acceleration

-25.34

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached11.5%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£144k+94.6%1.4
Post-dot-com plateau2002–2004£188k£218k+16%2
Pre-crash peak2005–2007£210k£294k+40%1.5
GFC & correction2008–2010£250k£300k+20%1
Help-to-Buy recovery2013–2016£368k£557k+51.7%1.7
Brexit uncertainty2018–2018£450k£450k+0%1
Pandemic surge2020–2021£405k£565k+39.5%1
Rate-rise correction2022–2022£600k£600k+0%1
Current market2024–2024£485k£485k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.1%
District
9.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lee

Nearby stations

LeeNational Rail
7 min walk
Lewisham DLR StationDLR
30 min walk
Elverson Road DLR StationDLR
37 min walk
Honor Oak Park Rail StationWindrush · Southern
46 min walk
Brockley Rail StationSouthern · Windrush
46 min walk
No bus stops within 400m

25

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria59 min ↑
Waterloo43 min ↑
Canary Wharf49 min ↑
City47 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park268m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Bestway Car Park
268m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 29.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 77% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 40%
Less green space than 89% of London

Nearest SSSI: Elmstead Pit SSSI — 4.2 km

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°C

Winter avg

Solar yield858.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

TORRIDON ROAD MEDICAL PRACTICE

80 TORRIDON ROAD, SE6 1RB

12 min walk

83%

Recommend GP

83%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

10

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bar Lucianos (612 m)

Nearest supermarketCo-op Food · 1.3 km
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

955m

Post office

Nearby shops

JB Express489 m
DMT Supermarket577 m
Londis595 m
Lee Off License621 m

Nearby cafes

Mitros Cafe518 m
The Kitchen518 m
Manor Cafe535 m
Milk571 m

Nearby restaurants

Favourable502 m
Morley's532 m
Anyi542 m
Happy Valley555 m

Nearby pubs

Bar Lucianos612 m
The Lord Northbrook614 m
The Summerfield652 m
Station Hotel870 m

Nearby gyms

Lite Up535 m

Nearby pharmacies

Gokul Chemist699 m
Rains Pharmacy892 m

Nearby health

Hillview Dental636 m
Food hygiene (5-star)66% of 50

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

38.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,794m
Crossrail 2 route11,797m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,902 nationally

1,496

Est. population

8,949/km²

63%

Employed

55%

Degree educated

£46,000

Median income

2.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

26%
15%
25%
20%
13%
Under 1826%
18–3415%
35–4925%
50–6420%
65+14%

Tenure

29%
43%
15%
Own outright29%
Own (mortgage)43%
Private rent12%
Social rent15%
Shared ownership1%

Ethnicity

55%
13%
White British55%
White Other12%
Asian9%
Black13%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household28%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent15%
Private rent12%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
198 homes · FORMER RAILWAY SIDINGS AT THE REAR OF, 81-135, FORMER RAILWAY SIDINGS AT THE REAR OF, 81-135, SOUTH PARK CRESCENT, HITHER GREEN CEMETERY, VERDANT LANE, SE6
Pipeline pressure
NONE

Named schemes (500m)

2-8, 2-8, BIRCH GROVE, SE9 5DY16 homes
completed
353-357, 353-357, HITHER GREEN LANE, SE1311 homes
completed
29, 29, St Mildreds Road, Lee Green, SE12 0RD7 homes
completed
31, 31, FURTHER GREEN ROAD, SE6 1JH6 homes
completed
61, 61, St Mildreds Road, SE12 0RE4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
16.0%
Election year
2022
MP
Janet Daby (Labour)
MP majority
18,073
Constituency
Lewisham East

Councillors

Ese ErherieneLabour and Co-operative Party
Eva KestnerLabour and Co-operative Party
James Alexander RathboneLabour and Co-operative Party

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Key facts for SE12 0TF

Full postcodeSE12 0TF
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.446550
Longitude0.006790
Parliamentary constituencyLewisham East
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey