Lee Green · Lewisham · Lewisham East constituency · 51.45194, 0.01625

SE12 8DN— Lee Green, Lewisham

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

The family fortress

 

Schools 100%Safety 76/100Transport 48/100~6% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
76
Schools
90
Transport
48
Environment
70
Investment
57

The bottom line

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

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Location

SE12 8DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE12 8DN

🛡️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 8DN 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 · 20 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 51 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 · 580m

Crime is +40% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,953/m²
Price per ft²£460/ft²
Avg floor area49.1 m²

EPC breakdown

B
1%
C
32%
D
8%

Based on 41 properties · Confidence: high

Street mix

Semi 3%Terraced 53%Flat 43%

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£122,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
Roof(another dwelling 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

1996–2024 · CAGR

+4.9%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.2%

per year

Acceleration

-32.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 29 sales

Property Type Mix

Total: 29 sales

Terraced55.2%
Flat/maisonette44.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£70k£70k+0%1
Post-dot-com plateau2001–2004£138k£135k-2%2
Pre-crash peak2005–2005£140k£140k+0%1
GFC & correction2010–2011£125k£235k+88%2
Help-to-Buy recovery2013–2016£271k£420k+55%1.2
Brexit uncertainty2017–2017£410k£410k+0%1
Pandemic surge2020–2021£368k£255k-30.6%3.5
Rate-rise correction2022–2023£450k£430k-4.4%1.5
Current market2024–2024£270k£270k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%
Terraced+0% α
Local
5.3%
District
5.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing14
Trend Position100

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
4 min walk
Lewisham DLR StationDLR
31 min walk
Elverson Road DLR StationDLR
37 min walk
Greenwich DLR StationDLR
45 min walk
Deptford Bridge DLR StationDLR
46 min walk
No bus stops within 400m

23

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

3.0 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park13m
Santander docks (800m)0
Nearest cycle dock3.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.4 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 19%
More green space than 77% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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

16 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bar Lucianos (288 m)

Nearest supermarketTesco Express · 1.3 km
3 tennis courts4 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)

608m

Post office

Nearby shops

Lee Off License283 m
Londis310 m
Alkalize Me496 m
DMT Supermarket750 m

Nearby cafes

Lee Cafe281 m
The Kitchen398 m
Manor Cafe738 m
With Jam And Bread741 m

Nearby restaurants

Lee Fish Bar273 m
Pizza Hut Delivery274 m
Caspian276 m
Luciano's290 m

Nearby pubs

Bar Lucianos288 m
The Lord Northbrook303 m
Old Tigers Head646 m
Duke of Edinburgh721 m

Nearby gyms

Old Colfeians Sports Ground250 m
Colfe's Leisure Centre358 m
Lite Up367 m
Blackheath Wanderers Sports Club543 m

Nearby pharmacies

Gokul Chemist969 m
Food hygiene (5-star)61% of 44

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

57

Investment score

Good

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score14/100
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

4/100

Velocity score

Future outlook

41.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,329m
Crossrail 2 route12,134m

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)
5
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)
10
Largest scheme
75 homes · FORMER UNITED DAIRIES DEPOT, 2, FORMER UNITED DAIRIES DEPOT, 2, BARING ROAD, SE12 0PP
Pipeline pressure
NONE

Named schemes (500m)

FORMER COUNCIL DEPOT AND SORTING OFFICE, 1-9, FORMER COUNCIL DEPOT AND SORTING OFFICE, 1-9, WOODYATES ROAD, SE1237 homes
completed
Station Yard, Lee Railway Station, Station Yard, Lee Railway Station, Burnt Ash Road, SE13 0AD34 homes
completed
135-141, 135-141, BURNT ASH ROAD, UPWOOD ROAD (1-7), SE1226 homes
completed
TONY LAW HOUSE, TONY LAW HOUSE, OSBERTON ROAD, SE1220 homes
completed
76, 76, Eltham Road, Eltham, SE12 8UE12 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 8DN

Full postcodeSE12 8DN
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.451945
Longitude0.016252
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