Lee Green · Lewisham · Lewisham East constituency · 51.45363, -0.00158

SE13 5NN— Lee Green, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 71/100Transport 52/100Low yield 2.35%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
71
Schools
83
Transport
52
Environment
40
Investment
33

The bottom line

SE13 5NN offers exceptional schools (100% Good/Outstanding) and low crime at £726,250 median — a strong choice for Families and Owner-occupiers.

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Location

SE13 5NN

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+39.7% vs London avg
vs London income+15.2% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for SE13 5NN

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

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🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How SE13 5NN 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 · 4 min walk

KS2: 107.4

★

Secondary

Conisborough College

Requires Improvement · Inspected Apr 2022 · 29 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 48 min walk

6 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 · 885m

Crime is +34% above 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.

£726,250

Median sale price

Above London median by 40%

£726,250 is 40% above the London median (£520,000)

+8.4%

This year

Terraced

Dominant type

Price history

5-year change
+11.4%
Sales (24 months)6
New build0.0%
Avg terraced£726,250
Price per m²£7,776/m²
Price per ft²£722/ft²
Avg floor area97.4 m²

EPC breakdown

C
5%
D
21%
E
8%

Based on 34 properties · Confidence: high

Street mix

Semi 4%Terraced 96%

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£23,812
First-time buyerFTB
£23,812
Additional propertyBTL/2nd
£45,600

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

15.0×

Price-to-income

£3,633/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£243,500
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

1997–2025 · CAGR

+9.3%

Total change

+1111%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.4%

per year

Acceleration

+30.49

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached4.1%
Terraced95.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£60k£148k+146%2
Post-dot-com plateau2004–2004£205k£205k+0%3
Pre-crash peak2005–2007£157k£282k+79.9%3.3
GFC & correction2008–2012£267k£275k+3.2%1.5
Help-to-Buy recovery2013–2016£421k£530k+26%2
Brexit uncertainty2017–2019£590k£651k+10.3%1.5
Pandemic surge2021–2021£652k£652k+0%3
Rate-rise correction2022–2023£633k£860k+36%1.5
Current market2024–2025£670k£726k+8.4%3.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.6%
District
8.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
17.7 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
2 min walk
Lewisham DLR StationDLR
18 min walk
Elverson Road DLR StationDLR
25 min walk
Deptford Bridge DLR StationDLR
34 min walk
Brockley Rail StationSouthern · Windrush
35 min walk
No bus stops within 400m

38

Walkability score

64

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 park517m
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: 16%
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

7

Care homes (1km)

Nearest hospitalUniversity Hospital Lewisham · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

26

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketLidl · 795 m
3 tennis courts1 swimming pools

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)

914m

Post office

Nearby shops

Sainsbury's Local84 m
Staple Mart95 m
V2 Corner Shop104 m
Nisa Local Hither Green110 m

Nearby cafes

You Don't Bring Me Flowers83 m
Park Fever88 m
Station Cafe89 m
Mugadas' Machiato & More198 m

Nearby restaurants

Blue Marlin Fish Bar78 m
Favourable Fried Chicken84 m
Sapore Vero85 m
H-2-U91 m

Nearby pubs

Station Hotel118 m
Sarah's Place441 m
Rambles736 m
The Dacre Arms885 m

Nearby gyms

The Lane445 m
Anytime Fitness591 m
Evolve Fitness Studio661 m
BASE 13767 m

Nearby pharmacies

Rains Pharmacy94 m
Widdicombe Pharmacy448 m
Woodlands Pharmacy471 m
Baum Pharmacy598 m

Nearby health

Woodlands Health Centre479 m
Belmont Park Dental Care677 m
Lewisham Medical Centre688 m
Triangle Group Practice849 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

33

Investment score

Weak

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

Low gross yield (2.4%) 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
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

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

8/100

Velocity score

Future outlook

62.4

Price growth score

C
Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,076m
Crossrail 2 route10,927m

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+39.7%

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)
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
SPRING GARDENS, SPRING GARDENS, ARLINGTON CLOSE, LONDON, SE13 6JQ28 homes
completed
Phase 2, ENNERSDALE HOUSE (formerly Spur Hse), 1, Phase 2, ENNERSDALE HOUSE (formerly Spur Hse), 1, ARLINGTON CLOSE, ENNERSDALE ROAD, SE13 6JQ24 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 (£726,250)

£23,812

Standard buyer

£23,812

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 5NN

Full postcodeSE13 5NN
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.453626
Longitude-0.001579
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