Lee Green · Lewisham · Lewisham East constituency · 51.45165, 0.00539

SE12 8LP— Lee Green, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 51/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
86
Schools
88
Transport
51
Environment
40
Investment
39

The bottom line

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

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Location

SE12 8LP

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-53.0% vs London avg

Deep-dive guides for SE12 8LP

🛡️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 8LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Brindishe Manor School

Outstanding · Inspected May 2024 · 1 min walk

KS2: 107.0

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 29 min walk

100% of local schools rated Good or Outstanding · based on 10 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

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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 744m

Crime is 53% below 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£7,163/m²
Price per ft²£665/ft²
Avg floor area71.6 m²

EPC breakdown

C
7%
D
13%
E
6%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Terraced 24%Flat 69%Other 7%

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£179,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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

1996–2026 · CAGR

+7.6%

Total change

+789%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+7.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 41 sales

Property Type Mix

Total: 41 sales

Terraced24.4%
Flat/maisonette75.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£135k+130.8%2.2
Post-dot-com plateau2001–2004£135k£150k+11.1%1.8
Pre-crash peak2005–2007£176k£248k+41%2
GFC & correction2008–2012£278k£160k-42.3%1
Help-to-Buy recovery2013–2015£334k£415k+24.3%2
Brexit uncertainty2017–2018£463k£435k-5.9%1.5
Pandemic surge2020–2021£428k£490k+14.6%1.5
Rate-rise correction2023–2023£500k£500k+0%1
Current market2024–2026£493k£520k+5.6%1.5

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
7.9%
District
7.9%
Terraced+0% α
Local
11.5%
District
11.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
23.3 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
6 min walk
Lewisham DLR StationDLR
24 min walk
Elverson Road DLR StationDLR
31 min walk
Deptford Bridge DLR StationDLR
40 min walk
Greenwich DLR StationDLR
40 min walk
No bus stops within 400m

28

Walkability score

22

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

7

Car parks (800m)

5

EV chargers (800m)

Nearest car park584m
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: 7.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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

9

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

159

Parks (1km)

13

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Station Hotel (415 m)

Nearest supermarketLidl · 1.2 km
1 tennis courts

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)

715m

Post office

Nearby shops

DMT Supermarket7 m
Staple Mart438 m
Nisa Local Hither Green442 m
Sainsbury's Local470 m

Nearby cafes

Milk10 m
Manor Cafe43 m
Top Chef Cafe103 m
Arlo & Moe424 m

Nearby restaurants

Ocean Fish Bar14 m
Happy Valley23 m
Fera Grill & Meze Bar435 m
H-2-U441 m

Nearby pubs

Station Hotel415 m
The Lord Northbrook482 m
Bar Lucianos519 m
Duke of Edinburgh631 m

Nearby gyms

Lite Up596 m
Anytime Fitness745 m
Evolve Fitness Studio773 m
BASE 13793 m

Nearby pharmacies

Rains Pharmacy477 m
Woodlands Pharmacy764 m
Lewisham Pharmacy773 m
Baum Pharmacy984 m

Nearby health

Woodlands Health Centre744 m
Lewisham Medical Centre768 m
Hillview Dental1.0 km
Food hygiene (5-star)55% of 66

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

39

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.9

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,593m
Crossrail 2 route11,459m

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)
14
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)
8
Largest scheme
51 homes · 9, 9, STAPLEHURST ROAD, SE13 5ND
Pipeline pressure
NONE

Named schemes (500m)

136, 136, Manor Lane, SE12 8LR2 homes
completed
LAND TO REAR OF 60 - 66, LAND TO REAR OF 60 - 66, TAUNTON ROAD, SE12 8PB1 homes
completed
47, 47, Handen Road, SE12 8NR1 homes
completed
60 MILBOROUGH CRESCENT, LONDON, SE12 0RN1 homes
completed
168 MANOR LANE, LONDON, SE12 8LP1 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 8LP

Full postcodeSE12 8LP
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.451646
Longitude0.005386
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