Lee Green · Lewisham · Lewisham East constituency · 51.45316, 0.00157

SE13 5LY— Lee Green, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
86
Schools
88
Transport
54
Environment
40
Investment
42

The bottom line

SE13 5LY offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Check your dealbreakers

Toggle the things that matter to you — see how SE13 5LY scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE13 5LY meets your needs.

Location

SE13 5LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for SE13 5LY

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE13 5LY with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How SE13 5LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Brindishe Manor School

Outstanding · Inspected May 2024 · 3 min walk

KS2: 107.0

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 29 min walk

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

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-60% vs borough

Crime by type

Other33%
Violence & sexual offences18%
Anti-social behaviour17%
Vehicle crime15%
Drug offences8%
Robbery3%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 854m

Crime is 53% 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£6,618/m²
Price per ft²£615/ft²
Avg floor area73.5 m²

EPC breakdown

C
4%
D
5%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Terraced 42%Flat 58%

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£183,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+8.2%

Total change

+741%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.4%

per year

Acceleration

-39.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 22 sales

Property Type Mix

Total: 22 sales

Terraced45.5%
Flat/maisonette54.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£54k£64k+19.6%1.3
Post-dot-com plateau2001–2003£116k£158k+35.5%2
Pre-crash peak2006–2006£193k£193k+0%1
GFC & correction2008–2012£208k£220k+5.8%1.5
Help-to-Buy recovery2013–2016£353k£506k+43.5%1.3
Brexit uncertainty2017–2018£566k£391k-30.9%2
Pandemic surge2020–2020£502k£502k+0%1
Current market2024–2024£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.6%
District
9.6%

CAGR over 14yr 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
19.7 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
3 min walk
Lewisham DLR StationDLR
20 min walk
Elverson Road DLR StationDLR
27 min walk
Deptford Bridge DLR StationDLR
36 min walk
Greenwich DLR StationDLR
37 min walk
No bus stops within 400m

37

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria52 min ↑
Waterloo37 min ↓
Canary Wharf43 min ↓
City41 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

3

Car parks (800m)

5

EV chargers (800m)

Nearest car park618m
Santander docks (800m)0
Nearest cycle dock2.5 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 qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 9.0 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: 7.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 31%
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

15 min walk

0

GPs within 1km

3

Dentists within 1km

8

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

200

Parks (1km)

18

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketLidl · 932 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)

813m

Post office

Nearby shops

Staple Mart129 m
Nisa Local Hither Green163 m
Sainsbury's Local183 m
V2 Corner Shop310 m

Nearby cafes

Station Cafe138 m
Park Fever142 m
You Don't Bring Me Flowers166 m
Mugadas' Machiato & More214 m

Nearby restaurants

Fera Grill & Meze Bar123 m
H-2-U135 m
Sapore Vero148 m
Blue Marlin Fish Bar166 m

Nearby pubs

Station Hotel118 m
Sarah's Place593 m
Duke of Edinburgh671 m
Rambles675 m

Nearby gyms

Evolve Fitness Studio616 m
Anytime Fitness647 m
The Lane661 m
BASE 13689 m

Nearby pharmacies

Rains Pharmacy197 m
Woodlands Pharmacy588 m
Widdicombe Pharmacy595 m
Lewisham Pharmacy661 m

Nearby health

Woodlands Health Centre582 m
Lewisham Medical Centre630 m
Belmont Park Dental Care792 m
Hillview Dental1.1 km
Food hygiene (5-star)53% of 75

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

42

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

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

64.7

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,301m
Crossrail 2 route11,148m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,330 nationally

1,969

Est. population

12,998/km²

68%

Employed

67%

Degree educated

£46,000

Median income

2.2%

Claimant rate

Inner cityHigh densityYoung professionals

52

Community stability

Age profile

27%
18%
28%
16%
Under 1827%
18–3418%
35–4928%
50–6416%
65+11%

Tenure

25%
42%
20%
Own outright25%
Own (mortgage)43%
Private rent20%
Social rent12%
Shared ownership0%

Ethnicity

59%
15%
White British59%
White Other14%
Asian6%
Black8%
Mixed10%
Other3%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household30%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent20%
Social rent12%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
12
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)
23
Largest scheme
109 homes · Fomer Hither Green Hospital site (Block H) , 234-244, Fomer Hither Green Hospital site (Block H) , 234-244, Hither Green Lane, Lewisham Central, SE13 6RU
Pipeline pressure
NONE

Named schemes (500m)

9, 9, STAPLEHURST ROAD, SE13 5ND51 homes
completed
82-84, 82-84, Leahurst Road, SE13 5NN14 homes
completed
41-43, 41-43, NIGHTINGALE GROVE, SE13 6HE7 homes
completed
Rear of 41-43, Rear of 41-43, SPRINGBANK ROAD, SE13 6SN6 homes
completed
13, 13, NORTHBROOK ROAD, SE13 5QT4 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

Live in SE13 5LY? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE13 5LY.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE13 5LY

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE13 5LY

Full postcodeSE13 5LY
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.453159
Longitude0.001567
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