Lee Green · Lewisham · Lewisham East constituency · 51.45240, 0.00702

SE12 8LU— Lee Green, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 51/100Yield 3.64%Only 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Exceptional for families — top safety and school scores

Liveability
72
Safety
83
Schools
90
Transport
51
Environment
35
Investment
50

Location

SE12 8LU

Key facts for SE12 8LU

Full postcodeSE12 8LU
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.452400
Longitude0.007017
Parliamentary constituencyLewisham East
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
ExcellentNeutralRisk: Low

London Benchmarks

vs London avg price-9.6% vs London avg
vs London income+9.5% vs London avg
vs London crime-85.2% vs London avg

Deep-dive guides for SE12 8LU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How SE12 8LU 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 · 2 min walk

KS2: 107.2

—

Secondary

Thomas Tallis School

Not yet inspected · 24 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 49 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

9.7 incidents per 1,000 residents

Better than 94% of London
↑ Rising 72.7%

from a low base — still below London average

-40% vs borough

Crime by type

Other42%
Violence & sexual offences26%
Burglary11%
Anti-social behaviour5%
Theft5%
Robbery5%
Vehicle crime5%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 85% below London average

Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£470,000

Median sale price

10% below London median

£470,000 is 10% below the London median (£520,000)

+28.8%

This year

Terraced

Dominant type

Price history

5-year change
-60.0%
Sales (24 months)3
New build0.0%
Avg terraced£605,500
Avg flat£354,000

Street mix

Semi 13%Terraced 61%Flat 26%

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£11,000
First-time buyerFTB
£2,250
Additional propertyBTL/2nd
£25,100

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

10.2×

Price-to-income

£2,351/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

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 CAnnual charge £1,682
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
🚇
Lewisham DLR StationDLR line
23.4 min walk
🚂
Lee

Nearby stations

🚂
LeeNational Rail
7 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
🚌4 bus routes · 7 stops within 400m · 3 buses/hr peak

37

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria63 min ↑
Waterloo37 min ↓
Canary Wharf41 min ↓
City47 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

5

EV chargers (800m)

Nearest car park476m
Santander docks (800m)0
Nearest cycle dock2.7 km

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 46.0 µg/m³ · PM2.5: 8.0 µg/m³
Worse air than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.7 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

14 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.2 km
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

168

Parks (1km)

17

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lord Northbrook (398 m)

Nearest supermarketLidl · 1.2 km
1 tennis courts4 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

0

Libraries (1km)

0

Cinemas (2km)

580m

Post office

Nearby shops

DMT Supermarket135 m
Londis419 m
Lee Off License433 m
Alkalize Me506 m

Nearby cafes

Top Chef Cafe113 m
Milk136 m
Manor Cafe152 m
Lee Cafe430 m

Nearby restaurants

Ocean Fish Bar137 m
Happy Valley142 m
Lee Fish Bar415 m
Pizza Hut Delivery418 m

Nearby pubs

The Lord Northbrook398 m
Bar Lucianos440 m
Station Hotel502 m
Duke of Edinburgh510 m

Nearby gyms

Lite Up545 m
BASE 13714 m
Evolve Fitness Studio717 m

Nearby pharmacies

Rains Pharmacy574 m
Lewisham Pharmacy698 m

Nearby health

Lewisham Medical Centre704 m
Food hygiene (5-star)55% of 84

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

50

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
3.64% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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

55.2

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,689m
Crossrail 2 route11,527m

Demographics

22 Apr

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

2.1%

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%
Price vs London-9.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
15
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
51%
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
30 homes · PARK LODGE WORKS, 317, PARK LODGE WORKS, 317, LEE HIGH ROAD, SE12
Pipeline pressure
NONE

Named schemes (500m)

1- 6, 1- 6, Hedgley Mews, SE1210 homes
completed
4, 4, Handen Road, SE12 8NP3 homes
completed
136, 136, Manor Lane, SE12 8LR2 homes
completed
25, 25, EFFIINGHAM ROAD, SE12 8NZ1 homes
completed
LAND TO REAR OF 60 - 66, LAND TO REAR OF 60 - 66, TAUNTON ROAD, SE12 8PB1 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 (£470,000)

£11,000

Standard buyer

£2,250

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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The bottom line

SE12 8LU offers exceptional schools (100% Good/Outstanding) and low crime at £470,000 median — a strong choice for Families and Owner-occupiers.

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Compare Lewisham with nearby boroughs:

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Data freshness

When each data source was last updated

92%

Confidence score

11/12

Pillars populated

High reliability
gp1 May
cqc8 May
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
property1 May
amenities4 May
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity7 Jun
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency7 Jun
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile8 Jun
water provider9 Jun
housing pipeline18 Apr
population density18 Apr

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