Lee Green · Lewisham · Lewisham East constituency · 51.45223, 0.00094

SE13 5NL— Lee Green, Lewisham

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

The prestige address

 

Schools 100%Safety 71/100Transport 51/100Low yield 2.01%

Best for: Families, Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
71
Schools
88
Transport
51
Environment
40
Investment
40

The bottom line

SE13 5NL offers exceptional schools (100% Good/Outstanding) and low crime at £850,000 median — a strong choice for Families and Owner-occupiers.

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Location

SE13 5NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+63.5% vs London avg
vs London income+15.2% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for SE13 5NL

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

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“The prestige address”

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How SE13 5NL 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 · 28 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 · 50 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: Lee Green Fire Station · 942m

Crime is +34% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£850,000

Median sale price

Top 25% — 63% above London median

£850,000 is 63% above the London median (£520,000)

+155.2%

This year

Terraced

Dominant type

Price history

5-year change
+13.3%
Sales (24 months)5
New build0.0%
Avg terraced£855,000
Avg flat£305,000
Price per m²£10,303/m²
Price per ft²£957/ft²
Avg floor area83.7 m²

EPC breakdown

C
11%
D
30%
E
6%

Based on 47 properties · Confidence: high

Street mix

Semi 2%Terraced 71%Flat 27%

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£30,000
First-time buyerFTB
£30,000
Additional propertyBTL/2nd
£55,500

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

17.6×

Price-to-income

£4,252/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£209,250
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)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+7.9%

Total change

+969%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.6%

per year

Acceleration

-153.14

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 91 sales

Property Type Mix

Total: 91 sales

Semi-detached2.2%
Terraced72.5%
Flat/maisonette25.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£113k+41.3%3.5
Post-dot-com plateau2001–2004£124k£270k+118.6%3
Pre-crash peak2005–2007£218k£341k+56.8%3.7
GFC & correction2009–2012£159k£364k+129.3%2.8
Help-to-Buy recovery2013–2016£390k£577k+47.8%2.8
Brexit uncertainty2018–2019£726k£635k-12.5%3
Pandemic surge2020–2021£678k£750k+10.7%4.5
Rate-rise correction2022–2023£487k£220k-54.8%1.5
Current market2024–2026£335k£855k+155.2%2.3

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
6%
District
6%
Terraced+0% α
Local
9.2%
District
9.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing1
Trend Position10

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
20.4 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
2 min walk
Lewisham DLR StationDLR
21 min walk
Elverson Road DLR StationDLR
28 min walk
Deptford Bridge DLR StationDLR
37 min walk
Brockley Rail StationSouthern · Windrush
38 min walk
No bus stops within 400m

36

Walkability score

52

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

2

Car parks (800m)

5

EV chargers (800m)

Nearest car park521m
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 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 52%
Above 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

13 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

9

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.3 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

177

Parks (1km)

15

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketLidl · 1.0 km
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)

1.1km

Post office

Nearby shops

Nisa Local Hither Green130 m
Staple Mart154 m
Sainsbury's Local159 m
DMT Supermarket322 m

Nearby cafes

Mugadas' Machiato & More125 m
Park Fever150 m
Station Cafe151 m
You Don't Bring Me Flowers152 m

Nearby restaurants

Sapore Vero149 m
H-2-U151 m
Favourable Fried Chicken155 m
Blue Marlin Fish Bar156 m

Nearby pubs

Station Hotel119 m
Sarah's Place515 m
Duke of Edinburgh769 m
Rambles786 m

Nearby gyms

Anytime Fitness539 m
The Lane625 m
Evolve Fitness Studio727 m
BASE 13801 m

Nearby pharmacies

Rains Pharmacy163 m
Woodlands Pharmacy496 m
Widdicombe Pharmacy514 m
Lewisham Pharmacy773 m

Nearby health

Woodlands Health Centre486 m
Lewisham Medical Centre741 m
Belmont Park Dental Care871 m
Hillview Dental1.0 km
Food hygiene (5-star)53% of 64

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

40

Investment score

Moderate

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

65.1

Price growth score

B
Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,277m
Crossrail 2 route11,152m

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+63.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
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)
21
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
82-84, 82-84, Leahurst Road, SE13 5NN14 homes
completed
41-43, 41-43, NIGHTINGALE GROVE, SE13 6HE7 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 (£850,000)

£30,000

Standard buyer

£30,000

First-time buyer

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 5NL

Full postcodeSE13 5NL
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.452234
Longitude0.000936
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