Lee Green · Lewisham · Lewisham East constituency · 51.45588, 0.00839

SE12 8BB— Lee Green, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 42/100Yield 3.93%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
67
Safety
80
Schools
90
Transport
42
Environment
42
Investment
46

The bottom line

SE12 8BB offers exceptional schools (100% Good/Outstanding) and low crime at £435,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE12 8BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-16.3% vs London avg
vs London income+15.2% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for SE12 8BB

🛡️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 8BB 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 · 3 min walk

KS2: 107.2

—

Secondary

Thomas Tallis School

Not yet inspected · 20 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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.3 incidents per 1,000 residents

Better than 50% of London
→ Stable

-14% vs borough

Crime by type

Other33%
Anti-social behaviour23%
Violence & sexual offences20%
Burglary8%
Vehicle crime6%
Theft4%
Robbery4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 299m

Crime is +1% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£435,000

Median sale price

16% below London median

£435,000 is 16% below the London median (£520,000)

-4.4%

This year

Terraced

Dominant type

Price history

Sales (24 months)7
New build0.0%
Avg terraced£435,000

Street mix

Terraced 100%

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

Stamp duty

Standard buyer£9,250
First-time buyerFTB
£500
Additional propertyBTL/2nd
£22,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

9.0×

Price-to-income

£2,176/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr

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

Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2026 · CAGR

+-7.9%

Total change

-22%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.4%

per year

Acceleration

-7.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2026£435k£430k-1.1%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
-0.6%
District
-0.6%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
21.3 min walk
Lee

Nearby stations

LeeNational Rail
10 min walk
Lewisham DLR StationDLR
22 min walk
Elverson Road DLR StationDLR
29 min walk
Greenwich DLR StationDLR
36 min walk
Deptford Bridge DLR StationDLR
37 min walk
No bus stops within 400m

38

Walkability score

197

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria52 min ↑
Waterloo37 min ↓
Canary Wharf43 min ↓
City41 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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park182m
Santander docks (800m)0
Nearest cycle dock2.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 9.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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): None recorded

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

9 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 848 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

205

Parks (1km)

18

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

19

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.1 km
2 tennis courts14 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

254m

Post office

Nearby shops

Alkalize Me265 m
VK Corner Shop364 m
M&S Simply Food421 m
Costcutter447 m

Nearby cafes

With Jam And Bread125 m
Pistachios In The Park257 m
Blueberry’s287 m
Rowdy379 m

Nearby restaurants

The Best Kebab230 m
Sapori D'Italia276 m
Panas Gurkha375 m
The Fusion377 m

Nearby pubs

Duke of Edinburgh116 m
Old Tigers Head230 m
Rambles411 m
The Lord Northbrook615 m

Nearby gyms

BASE 13369 m
Evolve Fitness Studio433 m
Lite Up802 m
Blackheath & Greenwich Bowling Club972 m

Nearby pharmacies

Lewisham Pharmacy365 m
Rains Pharmacy750 m
Paydens Pharmacy1.2 km

Nearby health

Lewisham Medical Centre401 m
Blackheath Hospital848 m
Mr Azhar Khan858 m
Lauren Turner Aesthetics1.1 km
Food hygiene (5-star)55% of 73

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

46

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
Gross yield
3.9% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

56.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,711m
Crossrail 2 route11,461m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,957 nationally

2,127

Est. population

10,481/km²

69%

Employed

65%

Degree educated

£48,400

Median income

5.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

25%
19%
26%
19%
Under 1825%
18–3419%
35–4926%
50–6419%
65+12%

Tenure

25%
38%
28%
Own outright25%
Own (mortgage)38%
Private rent28%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

61%
15%
White British61%
White Other15%
Asian4%
Black9%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household37%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent28%
Social rent9%

vs. London

Income vs London+15.2%
Price vs London-16.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
32
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)
5
Largest scheme
41 homes · Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR
Pipeline pressure
NONE

Named schemes (500m)

Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR41 homes
completed
PARK LODGE WORKS, 317, PARK LODGE WORKS, 317, LEE HIGH ROAD, SE1230 homes
completed
POLICE STATION, 418, POLICE STATION, 418, LEE HIGH ROAD, SE12 8RW15 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 homes
completed
1- 6, 1- 6, Hedgley Mews, SE1210 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£435,000)

£9,250

Standard buyer

£500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Compare Lewisham with nearby boroughs:

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Key facts for SE12 8BB

Full postcodeSE12 8BB
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.455884
Longitude0.008394
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