The bottom line
SE12 8UP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.
The catch: 46 min to london bridge — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how SE12 8UP scores on each.
Toggle a question above to see how SE12 8UP meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE12 8UP
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Postcode Personality
“The family fortress”
How SE12 8UP has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
Wingfield Primary School
Outstanding · Inspected Nov 2022 · 11 min walk
KS2: 107.3
Secondary
Thomas Tallis School
Not yet inspected · 16 min walk
100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km
Childcare
Childcare
Pound Park Nursery School
Not inspected · 49 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
95.2 incidents per 1,000 residents
+23% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Lee Green Fire Station · 837m
Crime is +46% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 8 properties · Confidence: low
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1999–2021 · CAGR
+5.2%
Total change
+208%
Market Activity
Price Velocity & Acceleration
Current Velocity
+63.0%
per year
Acceleration
-25.68
change in velocity
Market State
Strong growth
Price Distribution
P25: £125k–£150k · P75: £400k–£450k · 3 sales
Property Type Mix
Total: 3 sales
By decade
1990s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1999–1999 | £133k | £133k | +0% | 1 |
| Help-to-Buy recovery | 2014–2014 | £250k | £250k | +0% | 1 |
| Pandemic surge | 2021–2021 | £408k | £408k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
21
Walkability score
83
Footpaths (500m)
0
Santander docks (800m)
3.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
21
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
Climate
Local weather conditions and energy potential
1,526 hrs/yr
Sunshine
601 mm/yr
Rainfall
22.8°C
Summer avg
3.1°C
Winter avg
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
MANOR BROOK PMS
117 BROOK LANE, BLACKHEATH, SE3 0EN
22 min walk
82%
Recommend GP
82%
Overall GP experience
0
GPs within 1km
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
265
Parks (1km)
1
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
21
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Depot (947 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
884m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
46
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
26.9
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 6/10
Around average
Index of Multiple Deprivation
Rank: 17,984 nationally
1,618
Est. population
5,219/km²
58%
Employed
47%
Degree educated
£40,800
Median income
4.3%
Claimant rate
57
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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