Lee Green · Lewisham · Lewisham East constituency · 51.45361, 0.01646

SE12 8AG— Lee Green, Lewisham

Location and area intelligence for SE12 8AG, Lee Green, Lewisham

The family fortress

 

Schools 100%Safety 76/100Transport 45/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
76
Schools
90
Transport
45
Environment
70
Investment
30

The bottom line

SE12 8AG offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE12 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+15.2% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for SE12 8AG

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE12 8AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brindishe Lee School

Good · Inspected Sept 2023 · 7 min walk

KS2: 107.2

—

Secondary

Thomas Tallis School

Not yet inspected · 18 min walk

P8: -0.09A8: 46.3

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 · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

91.0 incidents per 1,000 residents

Higher crime than 69% of London
→ Stable

+20% vs borough

Crime by type

Other34%
Violence & sexual offences27%
Anti-social behaviour16%
Vehicle crime11%
Robbery4%
Burglary3%
Drug offences3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 431m

Crime is +40% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£8,172/m²
Price per ft²£759/ft²
Avg floor area102.8 m²

EPC breakdown

B
9%
C
6%
D
4%
E
6%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 9%Terraced 9%Detached 37%Flat 46%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£257,000
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.2%

Total change

+1293%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.1%

per year

Acceleration

+110.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 35 sales

Property Type Mix

Total: 35 sales

Detached37.1%
Semi-detached8.6%
Terraced8.6%
Flat/maisonette45.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£160k+164.5%1.8
Post-dot-com plateau2002–2004£182k£365k+101.1%2.3
Pre-crash peak2006–2007£385k£450k+16.9%1
GFC & correction2009–2011£433k£470k+8.7%1.3
Help-to-Buy recovery2014–2016£630k£840k+33.3%1.7
Brexit uncertainty2017–2018£725k£207k-71.5%1.5
Pandemic surge2021–2021£156k£156k+0%1
Rate-rise correction2023–2023£810k£810k+0%1
Current market2024–2025£493k£843k+71.1%1.5

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0% alpha

Weakest performer

Flat/maisonette

+0% alpha

Detached+0% α
Local
9.7%
District
9.7%
Flat/maisonette+0% α
Local
5.5%
District
5.5%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

LeeNational Rail
6 min walk
Lewisham DLR StationDLR
30 min walk
Elverson Road DLR StationDLR
36 min walk
Greenwich DLR StationDLR
43 min walk
Deptford Bridge DLR StationDLR
44 min walk
No bus stops within 400m

24

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria56 min ↑
Waterloo48 min ↑
Canary Wharf43 min ↓
City48 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)37
Nearest car park178m
Santander docks (800m)0
Nearest cycle dock2.9 km

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: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% 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 AONB23% green spaceTree canopy: 28%
More green space than 78% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 km

Energy

Solar: 857 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 yield857.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEE ROAD SURGERY

DOCTORS SURGERY, 20 LEE ROAD, SE3 9RT

14 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

11

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lord Northbrook (421 m)

Nearest supermarketTesco Express · 1.1 km
4 tennis courts11 swimming pools4 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)

467m

Post office

Nearby shops

Alkalize Me371 m
Lee Off License413 m
Londis439 m
Cheers1.0 km

Nearby cafes

Lee Cafe410 m
The Kitchen569 m
Blueberry’s608 m
With Jam And Bread626 m

Nearby restaurants

Lee Fish Bar391 m
Pizza Hut Delivery395 m
Caspian398 m
The Best Kebab415 m

Nearby pubs

The Lord Northbrook421 m
Bar Lucianos422 m
Old Tigers Head508 m
Duke of Edinburgh607 m

Nearby gyms

Old Colfeians Sports Ground227 m
Blackheath Wanderers Sports Club384 m
Colfe's Leisure Centre510 m
Lite Up534 m

Nearby pharmacies

Gokul Chemist1.2 km
Food hygiene (5-star)62% of 47

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

A

High street health

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

34.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,309m
Crossrail 2 route12,075m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,987 nationally

1,736

Est. population

9,654/km²

55%

Employed

41%

Degree educated

£48,400

Median income

6.9%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

26%
17%
23%
20%
14%
Under 1826%
18–3417%
35–4923%
50–6420%
65+14%

Tenure

15%
19%
53%
Own outright11%
Own (mortgage)15%
Private rent19%
Social rent53%
Shared ownership2%

Ethnicity

38%
14%
28%
White British38%
White Other14%
Asian8%
Black28%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household49%
Unemployed3%
No qualifications18%

Housing tenure (Census 2021)

Social rent53%
Private rent19%

vs. London

Income vs London+15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
9
Largest scheme
41 homes · Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR
Pipeline pressure
NONE

Named schemes (500m)

Station Yard, Lee Railway Station, Station Yard, Lee Railway Station, Burnt Ash Road, SE13 0AD34 homes
completed
21-25, 21-25, ELTHAM ROAD, SE1232 homes
completed
TONY LAW HOUSE, TONY LAW HOUSE, OSBERTON ROAD, SE1220 homes
completed
76, 76, Eltham Road, Eltham, SE12 8UE12 homes
completed
LEYBRIDGE ESTATE, LEYBRIDGE ESTATE, ELTHAM ROAD, CAMBRIDGE DRIVE, SE129 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 8AG

Full postcodeSE12 8AG
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.453614
Longitude0.016455
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