Lee Green · Lewisham · Lewisham East constituency · 51.45492, 0.00874

SE12 8PL— Lee Green, Lewisham

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

The practical family move

 

Schools 100%Safety 76/100Transport 48/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
76
Schools
90
Transport
48
Environment
42
Investment
57

The bottom line

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

Check your dealbreakers

Toggle the things that matter to you — see how SE12 8PL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE12 8PL meets your needs.

Location

SE12 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE12 8PL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE12 8PL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How SE12 8PL 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 · 2 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 46 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 · 325m

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£3,670/m²
Price per ft²£341/ft²
Avg floor area63.5 m²

EPC breakdown

B
7%
C
29%
D
3%

Based on 39 properties · Confidence: high

Street mix

Flat 100%

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£158,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+4.8%

Total change

+242%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.5%

per year

Acceleration

-33.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£67k£67k+0%1
Post-dot-com plateau2001–2004£93k£148k+60%1
Pre-crash peak2005–2007£139k£175k+25.9%2.3
Help-to-Buy recovery2014–2016£183k£315k+72.6%1.3
Brexit uncertainty2017–2018£318k£325k+2.2%1
Pandemic surge2020–2021£225k£268k+19%1.5
Current market2025–2025£229k£229k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
22.3 min walk
Lee

Nearby stations

LeeNational Rail
8 min walk
Lewisham DLR StationDLR
23 min walk
Elverson Road DLR StationDLR
30 min walk
Greenwich DLR StationDLR
38 min walk
Deptford Bridge DLR StationDLR
38 min walk
No bus stops within 400m

36

Walkability score

175

Footpaths (500m)

0

Santander docks (800m)

2.6 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)

3

EV chargers (800m)

Nearest car park191m
Santander docks (800m)0
Nearest cycle dock2.6 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

11 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 958 m
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

180

Parks (1km)

20

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.1 km
2 tennis courts13 swimming pools

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)

289m

Post office

Nearby shops

Alkalize Me251 m
DMT Supermarket427 m
VK Corner Shop471 m
M&S Simply Food522 m

Nearby cafes

With Jam And Bread223 m
Pistachios In The Park344 m
Top Chef Cafe348 m
Blueberry’s366 m

Nearby restaurants

The Best Kebab232 m
Sapori D'Italia350 m
Ocean Fish Bar433 m
Happy Valley440 m

Nearby pubs

Duke of Edinburgh209 m
Old Tigers Head280 m
The Lord Northbrook508 m
Rambles514 m

Nearby gyms

BASE 13476 m
Evolve Fitness Studio528 m
Lite Up694 m
Old Colfeians Sports Ground781 m

Nearby pharmacies

Lewisham Pharmacy469 m
Rains Pharmacy730 m

Nearby health

Lewisham Medical Centre499 m
Blackheath Hospital958 m
Mr Azhar Khan969 m
Food hygiene (5-star)55% of 76

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
7.5% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score18/100
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

47.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,755m
Crossrail 2 route11,524m

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)
27
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)
11
Largest scheme
41 homes · Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR
Pipeline pressure
NONE

Named schemes (500m)

Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR41 homes
completed
PARK LODGE WORKS, 317, PARK LODGE WORKS, 317, LEE HIGH ROAD, SE1230 homes
completed
POLICE STATION, 418, POLICE STATION, 418, LEE HIGH ROAD, SE12 8RW15 homes
completed
1- 6, 1- 6, Hedgley Mews, SE1210 homes
completed
36, 36, OLD ROAD, SE13 5SR9 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

Live in SE12 8PL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE12 8PL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE12 8PL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE12 8PL

Full postcodeSE12 8PL
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.454916
Longitude0.008740
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