Lee Green · Lewisham · Lewisham East constituency · 51.45238, 0.01316

SE12 8EB— Lee Green, Lewisham

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

The practical family move

 

Schools 100%Safety 79/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
79
Schools
90
Transport
48
Environment
68
Investment
51

The bottom line

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

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Location

SE12 8EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for SE12 8EB

🛡️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🔒 Very Safe

“The practical family move”

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How SE12 8EB 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 · 4 min walk

KS2: 107.2

—

Secondary

Thomas Tallis School

Not yet inspected · 21 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 · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.8 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+4% vs borough

Crime by type

Other33%
Violence & sexual offences25%
Anti-social behaviour16%
Burglary7%
Vehicle crime7%
Robbery6%
Drug offences4%
Theft2%

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 · 473m

Crime is +21% 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£6,973/m²
Price per ft²£648/ft²
Avg floor area60.3 m²

EPC breakdown

C
21%
D
12%
E
2%

Based on 35 properties · Confidence: high

Street mix

Semi 6%Flat 94%

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£150,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.3%

Total change

+800%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.1%

per year

Acceleration

-37.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached6.1%
Flat/maisonette93.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£97k+85.7%1.4
Post-dot-com plateau2001–2004£90k£265k+195.3%1.8
Pre-crash peak2005–2007£205k£192k-6.3%1.7
GFC & correction2008–2010£188k£188k+0%2
Help-to-Buy recovery2013–2016£180k£287k+59.2%2
Brexit uncertainty2018–2019£273k£340k+24.8%3
Pandemic surge2020–2021£375k£198k-47.3%1
Rate-rise correction2022–2023£355k£208k-41.5%3.5
Current market2025–2026£355k£473k+33.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.3%
District
3.3%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
4 min walk
Lewisham DLR StationDLR
28 min walk
Elverson Road DLR StationDLR
35 min walk
Greenwich DLR StationDLR
43 min walk
Deptford Bridge DLR StationDLR
43 min walk
No bus stops within 400m

35

Walkability score

146

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park141m
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 waterMEDIUM
Medium
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: 8.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 13%
Above average green space

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

14 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

130

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketTesco Express · 1.4 km
4 tennis courts8 swimming pools3 sports halls

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)

484m

Post office

Nearby shops

Lee Off License185 m
Londis205 m
Alkalize Me365 m
DMT Supermarket540 m

Nearby cafes

Lee Cafe180 m
The Kitchen385 m
Manor Cafe533 m
Milk538 m

Nearby restaurants

Lee Fish Bar153 m
Pizza Hut Delivery158 m
Caspian163 m
Luciano's203 m

Nearby pubs

The Lord Northbrook177 m
Bar Lucianos197 m
Old Tigers Head514 m
Duke of Edinburgh555 m

Nearby gyms

Lite Up343 m
Old Colfeians Sports Ground444 m
Colfe's Leisure Centre549 m
Blackheath Wanderers Sports Club644 m

Nearby pharmacies

Lewisham Pharmacy875 m
Gokul Chemist1.0 km

Nearby health

Lewisham Medical Centre912 m
Food hygiene (5-star)63% of 56

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

51

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.1

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,109m
Crossrail 2 route11,918m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,554 nationally

1,751

Est. population

9,989/km²

68%

Employed

56%

Degree educated

£46,000

Median income

4.0%

Claimant rate

Inner cityHigh densityYoung professionals

40

Community stability

Age profile

24%
23%
26%
16%
Under 1824%
18–3423%
35–4926%
50–6416%
65+11%

Tenure

26%
28%
38%
Own outright26%
Own (mortgage)28%
Private rent38%
Social rent7%
Shared ownership1%
Rent free0%

Ethnicity

43%
18%
15%
White British43%
White Other18%
Asian11%
Black15%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household38%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent38%
Social rent7%

vs. London

Income vs London+9.5%

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)
8
Largest scheme
123 homes · FORMER NISSAN DEPOT, FORMER NISSAN DEPOT, ST MILDREDS ROAD, SE12
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
21-25, 21-25, ELTHAM ROAD, SE1232 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

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 8EB

Full postcodeSE12 8EB
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.452385
Longitude0.013162
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