Lee Green · Lewisham · Lewisham East constituency · 51.45422, -0.00078

SE13 5LP— Lee Green, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 71/100Transport 51/100Low yield 2.74%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
71
Schools
83
Transport
51
Environment
40
Investment
46

The bottom line

SE13 5LP offers exceptional schools (100% Good/Outstanding) and low crime at £625,000 median — a strong choice for Families and Owner-occupiers.

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Location

SE13 5LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+20.2% vs London avg
vs London income+15.2% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for SE13 5LP

🛡️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🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How SE13 5LP 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 · 30 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

Robert Owen Nursery School

Not inspected · 47 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 1530.0%

+14% vs borough

Crime by type

Other29%
Violence & sexual offences28%
Anti-social behaviour12%
Drug offences9%
Vehicle crime9%
Burglary8%
Robbery3%
Theft2%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 911m

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£625,000

Median sale price

Above London median by 20%

£625,000 is 20% above the London median (£520,000)

+72.9%

This year

Terraced

Dominant type

Price history

5-year change
-14.6%
Sales (24 months)7
New build0.0%
Avg semi-detached£797,500
Avg terraced£767,500
Avg flat£427,500
Price per m²£7,842/m²
Price per ft²£729/ft²
Avg floor area82.8 m²

EPC breakdown

C
12%
D
24%
E
7%

Based on 43 properties · Confidence: high

Street mix

Semi 5%Terraced 48%Flat 46%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£18,750
First-time buyerFTB
£10,000
Additional propertyBTL/2nd
£37,500

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

12.9×

Price-to-income

£3,127/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£207,000
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

1995–2025 · CAGR

+7.8%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.8%

per year

Acceleration

+68.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached5.5%
Terraced49.3%
Flat/maisonette45.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£132k+76%2.2
Post-dot-com plateau2001–2004£125k£167k+33.5%3.3
Pre-crash peak2005–2007£250k£330k+32%2.3
GFC & correction2008–2011£329k£105k-68.1%1.7
Help-to-Buy recovery2014–2016£352k£428k+21.4%3.7
Brexit uncertainty2017–2019£533k£640k+20.2%3
Pandemic surge2020–2021£485k£732k+50.9%4
Rate-rise correction2022–2023£775k£770k-0.6%1.5
Current market2024–2025£526k£720k+36.8%3.5

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
7.9%
District
7.9%
Terraced+0% α
Local
8.5%
District
8.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
17.4 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
3 min walk
Lewisham DLR StationDLR
18 min walk
Elverson Road DLR StationDLR
25 min walk
Deptford Bridge DLR StationDLR
34 min walk
Greenwich DLR StationDLR
35 min walk
No bus stops within 400m

41

Walkability score

63

Footpaths (500m)

0

Santander docks (800m)

2.4 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

4

Car parks (800m)

5

EV chargers (800m)

Nearest car park603m
Santander docks (800m)0
Nearest cycle dock2.4 km

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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.9 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

14 min walk

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

200

Parks (1km)

23

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketLidl · 753 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

873m

Post office

Nearby shops

Staple Mart98 m
V2 Corner Shop117 m
Sainsbury's Local143 m
Nisa Local Hither Green158 m

Nearby cafes

Station Cafe105 m
Park Fever110 m
You Don't Bring Me Flowers130 m
Mugadas' Machiato & More256 m

Nearby restaurants

Fera Grill & Meze Bar94 m
H-2-U104 m
Sapore Vero115 m
Blue Marlin Fish Bar123 m

Nearby pubs

Station Hotel136 m
Sarah's Place527 m
Rambles649 m
Duke of Edinburgh755 m

Nearby gyms

The Lane512 m
Evolve Fitness Studio574 m
Anytime Fitness672 m
BASE 13680 m

Nearby pharmacies

Rains Pharmacy160 m
Widdicombe Pharmacy534 m
Baum Pharmacy542 m
Woodlands Pharmacy558 m

Nearby health

Woodlands Health Centre564 m
Lewisham Medical Centre601 m
Belmont Park Dental Care624 m
Toothbrush Dental954 m
Food hygiene (5-star)49% of 82

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

46

Investment score

Moderate

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

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 69%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

52.3

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,119m
Crossrail 2 route10,950m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,099 nationally

1,877

Est. population

13,566/km²

69%

Employed

58%

Degree educated

£48,400

Median income

5.9%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

24%
22%
28%
16%
Under 1824%
18–3422%
35–4928%
50–6416%
65+10%

Tenure

21%
36%
23%
19%
Own outright21%
Own (mortgage)36%
Private rent23%
Social rent19%
Shared ownership1%

Ethnicity

48%
17%
19%
White British48%
White Other17%
Asian8%
Black19%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine14%
No car household42%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent23%
Social rent19%

vs. London

Income vs London+15.2%
Price vs London+20.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Borough approval rate
61%
Historic landfill (400m)
1
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)
48
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
78, 78, NIGHTINGALE GROVE, SE13 6DZ43 homes
completed
170-174, 170-174, Lee High Road, SE13 5PL35 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 (£625,000)

£18,750

Standard buyer

£10,000

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 5LP

Full postcodeSE13 5LP
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.454224
Longitude-0.000776
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