Lee Green · Lewisham · Lewisham East constituency · 51.45781, -0.00629

SE13 5HP— Lee Green, Lewisham

Location and area intelligence for SE13 5HP, Lee Green, Lewisham

The practical family move

 

Schools 100%Safety 75/100Transport 49/100⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
75
Schools
76
Transport
49
Environment
38
Investment
66

The bottom line

SE13 5HP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE13 5HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+15.2% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SE13 5HP

🛡️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 SE13 5HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 5 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 25 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.8 incidents per 1,000 residents

Better than 51% of London
↑ Rising 5033.3%

-16% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences25%
Other25%
Vehicle crime10%
Drug offences5%
Theft3%
Robbery2%
Burglary2%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

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: Lewisham Fire Station · 481m

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area80.9 m²

EPC breakdown

C
10%
D
5%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 14%Terraced 86%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£202,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

1996–2023 · CAGR

+8%

Total change

+700%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

+5.56

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached15%
Terraced85%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£79k+31.7%1.5
Post-dot-com plateau2002–2004£145k£174k+20%2
Pre-crash peak2006–2006£212k£212k+0%1
GFC & correction2010–2011£204k£176k-13.6%1.5
Help-to-Buy recovery2013–2013£249k£249k+0%1
Brexit uncertainty2018–2019£415k£425k+2.4%2
Pandemic surge2020–2020£440k£440k+0%1
Rate-rise correction2023–2023£480k£480k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.1%
District
9.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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
11 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
9 min walk
Lewisham DLR StationDLR
11 min walk
Elverson Road DLR StationDLR
18 min walk
Deptford Bridge DLR StationDLR
27 min walk
Brockley Rail StationSouthern · Windrush
29 min walk
No bus stops within 400m

50

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria49 min ↑
Waterloo34 min ↓
Canary Wharf40 min ↓
City38 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

16

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)157
Nearest car park263m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
352m
🅿️
Patient & Visitor Parking· yes
758m

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: 15.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.8 km

Energy

Solar: 854 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 yield853.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PARKVIEW SURGERY

DOCTORS SURGERY, 186 BROWNHILL ROAD, CATFORD, SE6 1AT

18 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 924 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

250

Parks (1km)

48

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

5

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Watch House (447 m)

Nearest supermarketLidl · 301 m
4 tennis courts1 swimming pools

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)

396m

Post office

Nearby shops

Sainsbury's Local243 m
Londis250 m
Mr Drinks UK274 m
Cost Less301 m

Nearby cafes

Lewisham Arts Cafe301 m
Yummy Eats Cafe393 m
Cafe Inn412 m
Le Grand Maghreb Cafe415 m

Nearby restaurants

GO-GO Masala254 m
Pacific Pizza258 m
The Darjeeling259 m
Wood Fire Caribbean273 m

Nearby pubs

The Watch House447 m
Lewisham Tavern548 m
The Fox & Firkin562 m
Joiners Arms679 m

Nearby gyms

The Lane531 m
PureGym596 m
Evolve Fitness Studio706 m
Glass Mill Leisure Centre868 m

Nearby pharmacies

Baum Pharmacy289 m
Superdrug500 m
Sheel527 m
Lewis Grove533 m

Nearby health

Belmont Park Dental Care298 m
Triangle Group Practice373 m
Toothbrush Dental447 m
Lewisham Dental Practice515 m
Food hygiene (5-star)46% of 169

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

66

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
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

54.6

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route669m
Crossrail 2 route10,438m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,588 nationally

2,415

Est. population

15,020/km²

68%

Employed

54%

Degree educated

£48,400

Median income

5.0%

Claimant rate

Inner cityVery high densityEstablished mixed

40

Community stability

Age profile

18%
30%
27%
16%
Under 1818%
18–3430%
35–4927%
50–6416%
65+9%

Tenure

16%
29%
33%
21%
Own outright16%
Own (mortgage)29%
Private rent33%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

39%
23%
19%
White British39%
White Other23%
Asian8%
Black19%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household53%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Private rent33%
Social rent21%

vs. London

Income vs London+15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
Borough approval rate
61%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
89
Largest scheme
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
Pipeline pressure
NONE

Named schemes (500m)

HETHER GROVE ESTATE, HETHER GROVE ESTATE, HITHER GREEN LANE, THORNFORD ROAD, SE1349 homes
completed
KINGSLEY HOME, KINGSLEY HOME, MERCATOR ROAD, SE1327 homes
completed
Mercator Road, SE1326 homes
completed
36-56, 36-56, Lee High Road, SE13 5PT22 homes
completed
SITE OF, 1-5, SITE OF, 1-5, WEARDALE ROAD, SE1318 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 SE13 5HP

Full postcodeSE13 5HP
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.457807
Longitude-0.006291
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