Lee Green · Lewisham · Lewisham East constituency · 51.45775, -0.00438

SE13 5HS— Lee Green, Lewisham

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

The practical family move

 

Schools 100%Safety 75/100Transport 50/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
75
Schools
76
Transport
50
Environment
39
Investment
53

The bottom line

SE13 5HS 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 5HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 5HS

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

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Postcode Personality

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

“The practical family move”

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How SE13 5HS 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 · 6 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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 37 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 611m

Crime is 2% 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£5,863/m²
Price per ft²£545/ft²
Avg floor area62.5 m²

EPC breakdown

C
12%
D
25%

Based on 37 properties · Confidence: high

Street mix

Semi 6%Terraced 1%Flat 89%Other 4%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£156,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.0%

per year

Acceleration

-152.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £50k–£75k · 62 sales

Property Type Mix

Total: 62 sales

Semi-detached4.8%
Terraced1.6%
Flat/maisonette93.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£60k+20%2
Post-dot-com plateau2001–2004£92k£130k+41.3%3.8
Pre-crash peak2005–2007£190k£190k+0%3
GFC & correction2011–2012£175k£178k+1.4%1
Help-to-Buy recovery2013–2016£188k£330k+75.1%2.2
Brexit uncertainty2017–2019£290k£395k+36.2%2.7
Pandemic surge2020–2021£346k£280k-19.1%5
Rate-rise correction2022–2023£300k£625k+108.3%1
Current market2025–2025£350k£350k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.6%
District
7.6%

CAGR over 21yr 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
Above London average
Lewisham DLR StationDLR line
11.9 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
9 min walk
Lewisham DLR StationDLR
12 min walk
Elverson Road DLR StationDLR
19 min walk
Deptford Bridge DLR StationDLR
28 min walk
Greenwich DLR StationDLR
29 min walk
No bus stops within 400m

49

Walkability score

50

Footpaths (500m)

0

Santander docks (800m)

2.1 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

13

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)151
Nearest car park282m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
483m

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: 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: 6.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

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

CHG THE BLACKHEATH HOSPITAL

40-42 LEE TERRACE, SE3 9UD

12 min walk

1

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 996 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

296

Parks (1km)

41

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Watch House (566 m)

Nearest supermarketLidl · 301 m
3 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)

418m

Post office

Nearby shops

Londis156 m
Sainsbury's Local166 m
Mr Drinks UK187 m
Cost Less192 m

Nearby cafes

Lewisham Arts Cafe204 m
Yummy Eats Cafe424 m
Le Grand Maghreb Cafe453 m
La Patisserie D'or509 m

Nearby restaurants

GO-GO Masala155 m
Wood Fire Caribbean192 m
Bagel Twinz198 m
Imma Kandey204 m

Nearby pubs

The Watch House566 m
Station Hotel598 m
Lewisham Tavern611 m
The Dacre Arms645 m

Nearby gyms

The Lane568 m
Evolve Fitness Studio575 m
PureGym667 m
BASE 13715 m

Nearby pharmacies

Baum Pharmacy184 m
Rains Pharmacy591 m
Superdrug600 m
Lewis Grove601 m

Nearby health

Belmont Park Dental Care226 m
Toothbrush Dental491 m
Triangle Group Practice506 m
Lewisham Dental Practice578 m
Food hygiene (5-star)48% of 126

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

53

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

70.2

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route801m
Crossrail 2 route10,562m

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)
29
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)

170-174, 170-174, Lee High Road, SE13 5PL35 homes
completed
KINGSLEY HOME, KINGSLEY HOME, MERCATOR ROAD, SE1327 homes
completed
Mercator Road, SE1326 homes
completed
SITE OF, 1-5, SITE OF, 1-5, WEARDALE ROAD, SE1318 homes
completed
152A LEE HIGH ROAD, LONDON, SE13 5PR17 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 5HS

Full postcodeSE13 5HS
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.457748
Longitude-0.004379
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