Lee Green · Lewisham · Lewisham East constituency · 51.45137, 0.00750

SE12 8LL— Lee Green, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 51/100

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
69
Safety
86
Schools
90
Transport
51
Environment
39
Investment
58

The bottom line

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

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Location

SE12 8LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for SE12 8LL

🛡️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 8LL 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 · 25 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-60% vs borough

Crime by type

Other33%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime15%
Drug offences8%
Robbery3%
Burglary3%
Theft2%

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 · 681m

Crime is 53% below London average

Property

Prices, sales volume and market trends

Avg floor area174.7 m²

EPC breakdown

C
1%
D
4%
E
6%

Based on 11 properties · Confidence: medium

Street mix

Semi 19%Terraced 44%Detached 37%

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 yield857 kWh/kWp/yr
Rebuild cost estimate£436,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2023 · CAGR

+6.4%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.5%

per year

Acceleration

+55.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 27 sales

Property Type Mix

Total: 27 sales

Detached37%
Semi-detached18.5%
Terraced44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£292k£258k-11.6%2.2
Post-dot-com plateau2002–2003£580k£561k-3.4%2.5
Pre-crash peak2007–2007£725k£725k+0%1
GFC & correction2009–2011£740k£725k-2%1.3
Help-to-Buy recovery2015–2016£1.38m£1.31m-5.1%1
Brexit uncertainty2019–2019£1.44m£1.44m+0%2
Pandemic surge2020–2020£1.43m£1.43m+0%1
Rate-rise correction2022–2023£1.10m£1.48m+33.5%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
15.3%
District
15.3%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

LeeNational Rail
6 min walk
Lewisham DLR StationDLR
26 min walk
Elverson Road DLR StationDLR
32 min walk
Deptford Bridge DLR StationDLR
41 min walk
Greenwich DLR StationDLR
41 min walk
No bus stops within 400m

25

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

2.7 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)

5

EV chargers (800m)

Nearest car park435m
Santander docks (800m)0
Nearest cycle dock2.7 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: 8.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 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

16 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

12

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lord Northbrook (332 m)

Nearest supermarketLidl · 1.3 km
1 tennis courts3 swimming pools

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)

661m

Post office

Nearby shops

DMT Supermarket145 m
Londis346 m
Lee Off License365 m
Alkalize Me573 m

Nearby cafes

Manor Cafe127 m
Milk141 m
Top Chef Cafe197 m
Lee Cafe363 m

Nearby restaurants

Happy Valley133 m
Ocean Fish Bar138 m
Bamboo Garden350 m
Lee Fish Bar355 m

Nearby pubs

The Lord Northbrook332 m
Bar Lucianos369 m
Station Hotel564 m
Duke of Edinburgh613 m

Nearby gyms

Lite Up451 m
BASE 13832 m
Evolve Fitness Studio836 m

Nearby pharmacies

Rains Pharmacy627 m
Lewisham Pharmacy817 m

Nearby health

Lewisham Medical Centre824 m
Food hygiene (5-star)54% of 68

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

58

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
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

43.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,743m
Crossrail 2 route11,606m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,330 nationally

1,969

Est. population

12,998/km²

68%

Employed

67%

Degree educated

£46,000

Median income

2.2%

Claimant rate

Inner cityHigh densityYoung professionals

52

Community stability

Age profile

27%
18%
28%
16%
Under 1827%
18–3418%
35–4928%
50–6416%
65+11%

Tenure

25%
42%
20%
Own outright25%
Own (mortgage)43%
Private rent20%
Social rent12%
Shared ownership0%

Ethnicity

59%
15%
White British59%
White Other14%
Asian6%
Black8%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household30%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent20%
Social rent12%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
11
Borough approval rate
61%
Historic landfill (400m)
1
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)
6
Largest scheme
37 homes · FORMER COUNCIL DEPOT AND SORTING OFFICE, 1-9, FORMER COUNCIL DEPOT AND SORTING OFFICE, 1-9, WOODYATES ROAD, SE12
Pipeline pressure
NONE

Named schemes (500m)

4, 4, Handen Road, SE12 8NP3 homes
completed
136, 136, Manor Lane, SE12 8LR2 homes
completed
3, 3, Southbrook Road, SE12 8HL2 homes
completed
LAND TO REAR OF 60 - 66, LAND TO REAR OF 60 - 66, TAUNTON ROAD, SE12 8PB1 homes
completed
25, 25, EFFIINGHAM ROAD, SE12 8NZ1 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 8LL

Full postcodeSE12 8LL
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.451367
Longitude0.007504
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