Lee Green · Lewisham · Lewisham East constituency · 51.45496, -0.00476

SE13 5JE— Lee Green, Lewisham

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

The practical family move

 

Schools 100%Safety 75/100Transport 53/100Low yield 3.04%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
75
Schools
83
Transport
53
Environment
39
Investment
43

The bottom line

SE13 5JE offers exceptional schools (100% Good/Outstanding) and low crime at £562,500 median — 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 5JE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London avg price+8.2% vs London avg
vs London income+15.2% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for SE13 5JE

🛡️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

“The practical family move”

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How SE13 5JE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

83

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brindishe Green School

Good · Inspected Sept 2023 · 5 min walk

KS2: 107.4

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 29 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 · 40 min walk

6 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 · 623m

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£562,500

Median sale price

Above London median by 8%

£562,500 is 8% above the London median (£520,000)

+41.7%

This year

Terraced

Dominant type

Price history

5-year change
-7.4%
Sales (24 months)6
New build0.0%
Avg terraced£580,000
Avg flat£275,000
Price per m²£7,622/m²
Price per ft²£708/ft²
Avg floor area73.6 m²

EPC breakdown

B
2%
C
20%
D
33%
E
6%
F
3%
G
1%

Based on 65 properties · Confidence: high

Street mix

Semi 2%Terraced 71%Flat 26%Other 1%

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

Stamp duty

Standard buyer£15,625
First-time buyerFTB
£6,875
Additional propertyBTL/2nd
£32,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.6×

Price-to-income

£2,814/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£184,000
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)
RoofPitched, no insulation (assumed)
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

1996–2026 · CAGR

+9.2%

Total change

+1317%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.7%

per year

Acceleration

+66.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 84 sales

Property Type Mix

Total: 84 sales

Semi-detached2.4%
Terraced72.6%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£54k£96k+76.9%3.6
Post-dot-com plateau2001–2004£128k£157k+22.6%4.5
Pre-crash peak2005–2007£225k£247k+9.8%3.3
GFC & correction2008–2012£174k£161k-7.5%2.7
Help-to-Buy recovery2013–2016£310k£500k+61.2%2.8
Brexit uncertainty2017–2019£536k£520k-2.9%1.3
Pandemic surge2020–2021£313k£608k+94.1%3.5
Rate-rise correction2022–2022£643k£643k+0%2
Current market2024–2026£715k£765k+7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
11.9%
District
11.9%
Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
14.6 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
5 min walk
Lewisham DLR StationDLR
15 min walk
Elverson Road DLR StationDLR
22 min walk
Deptford Bridge DLR StationDLR
31 min walk
Brockley Rail StationSouthern · Windrush
32 min walk
No bus stops within 400m

36

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

2.3 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

12

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)157
Nearest car park509m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
607m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseNONE
rail · Rail Lden: 70 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 5.0 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

14 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 924 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

26

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Station Hotel (384 m)

Nearest supermarketLidl · 608 m
2 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)

718m

Post office

Nearby shops

V2 Corner Shop173 m
Lucky Store286 m
Samrigya Cash & Carry292 m
Sainsbury's Local342 m

Nearby cafes

Lewisham Arts Cafe193 m
You Don't Bring Me Flowers347 m
Station Cafe354 m
Park Fever354 m

Nearby restaurants

Cafe Green130 m
Mr Chippy284 m
Thiru285 m
Sam's Rooster286 m

Nearby pubs

Station Hotel384 m
Sarah's Place464 m
The Fox & Firkin692 m
The Watch House738 m

Nearby gyms

The Lane299 m
Anytime Fitness713 m
Evolve Fitness Studio715 m
PureGym930 m

Nearby pharmacies

Rains Pharmacy343 m
Baum Pharmacy471 m
Widdicombe Pharmacy478 m
Woodlands Pharmacy542 m

Nearby health

Belmont Park Dental Care532 m
Woodlands Health Centre567 m
Triangle Group Practice583 m
Lewisham Medical Centre754 m
Food hygiene (5-star)42% of 94

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

43

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
3.0% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route832m
Crossrail 2 route10,665m

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%
Price vs London+8.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
66
Largest scheme
506 homes · Site of Hither Green Hospital, Site of Hither Green Hospital, Hither Green Lane, SE13 6RU
Pipeline pressure
NONE

Named schemes (500m)

72-78, 72-78, NIGHTINGALE GROVE, SE13 6DZ62 homes
completed
9, 9, STAPLEHURST ROAD, SE13 5ND51 homes
completed
HETHER GROVE ESTATE, HETHER GROVE ESTATE, HITHER GREEN LANE, THORNFORD ROAD, SE1349 homes
completed
78, 78, NIGHTINGALE GROVE, SE13 6DZ43 homes
completed
SPRING GARDENS, SPRING GARDENS, ARLINGTON CLOSE, LONDON, SE13 6JQ28 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£562,500)

£15,625

Standard buyer

£6,875

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE13 5JE

Full postcodeSE13 5JE
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.454957
Longitude-0.004760
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