Lee Green · Lewisham · Lewisham East constituency · 51.44848, 0.02147

SE12 9JA— Lee Green, Lewisham

Location and area intelligence for SE12 9JA, Lee Green, Lewisham

The family fortress

 

Schools 100%Safety 85/100Transport 36/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
57
Safety
85
Schools
60
Transport
36
Environment
71
Investment
30

The bottom line

SE12 9JA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE12 9JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for SE12 9JA

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE12 9JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Horn Park Primary School

Not yet inspected · Inspected Jan 2025 · 6 min walk

KS2: 104.3

—

Secondary

Thomas Tallis School

Not yet inspected · 23 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.1 incidents per 1,000 residents

Better than 73% of London
→ Stable

-51% vs borough

Crime by type

Other31%
Violence & sexual offences28%
Anti-social behaviour16%
Vehicle crime11%
Drug offences7%
Theft5%
Burglary2%
Robbery0%

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 · 1.1km

Crime is 43% 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£5,698/m²
Price per ft²£529/ft²
Avg floor area108.8 m²

EPC breakdown

D
5%
E
3%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 6%Terraced 94%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£272,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1997–2024 · CAGR

+6.1%

Total change

+400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.2%

per year

Acceleration

+18.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£120k£145k+20.8%1
Post-dot-com plateau2002–2003£175k£220k+25.7%1
Pre-crash peak2007–2007£320k£320k+0%2
GFC & correction2011–2011£278k£278k+0%2
Help-to-Buy recovery2013–2016£410k£695k+69.5%1
Brexit uncertainty2018–2019£570k£535k-6.2%1
Current market2024–2024£600k£600k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

LeeNational Rail
7 min walk
Lewisham DLR StationDLR
37 min walk
Elverson Road DLR StationDLR
44 min walk
Greenwich DLR StationDLR
51 min walk
Deptford Bridge DLR StationDLR
52 min walk
No bus stops within 400m

16

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria68 min ↑
Waterloo51 min ↑
Canary Wharf60 min ↑
City55 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

35

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)46
Nearest car park267m
Santander docks (800m)0
Nearest cycle dock3.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Elmstead Pit SSSI — 3.9 km

Energy

Solar: 858 kWh/kWp/yr

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

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 yield858.2 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

22 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

374

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (590 m)

Nearest supermarketTesco Express · 1.5 km
3 tennis courts1 swimming pools4 sports halls

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)

1.1km

Post office

Nearby shops

Lee Off License662 m
Londis678 m

Nearby cafes

The Kitchen577 m
Lee Cafe665 m
Café Lokum709 m
Better Coffee Corner782 m

Nearby restaurants

The King Neptune392 m
Favourable550 m
Morley's587 m
Anyi596 m

Nearby pubs

The Crown590 m
Bar Lucianos656 m
The Lord Northbrook697 m
The Summerfield731 m

Nearby gyms

Colfe's Leisure Centre174 m
Old Colfeians Sports Ground510 m
Lite Up589 m
Sutcliffe Park Sports Centre814 m

Nearby pharmacies

Gokul Chemist721 m
Food hygiene (5-star)75% of 12

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

30

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score13/100
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

34

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,757m
Crossrail 2 route12,622m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,701 nationally

1,644

Est. population

12,899/km²

58%

Employed

41%

Degree educated

£46,000

Median income

7.7%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

29%
19%
22%
18%
Under 1829%
18–3419%
35–4923%
50–6418%
65+12%

Tenure

21%
28%
18%
32%
Own outright21%
Own (mortgage)28%
Private rent18%
Social rent32%
Shared ownership1%

Ethnicity

35%
13%
27%
White British35%
White Other11%
Asian13%
Black27%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household34%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent32%
Private rent18%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
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)
1
Largest scheme
40 homes · LAND AT, 1-2 & 38-47A, LAND AT, 1-2 & 38-47A, SIMNEL ROAD, SE12
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 1-2 & 38-47A, LAND AT, 1-2 & 38-47A, SIMNEL ROAD, SE1240 homes
completed
Former 'Tegal Elderley Peoples' Home, 11, Former 'Tegal Elderley Peoples' Home, 11, Simnel Road, Lee, SE12 9BE21 homes
completed
3-10, 3-10, SIMNEL ROAD, SE1212 homes
completed
Garages site at, 7-10, Garages site at, 7-10, Gavestone Road, SE126 homes
completed
Block at 12-21, Block at 12-21, Simnel Road, Lee, SE12 9BG1 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 9JA

Full postcodeSE12 9JA
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.448483
Longitude0.021468
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