Lee Green · Lewisham · Lewisham East constituency · 51.45648, 0.00210

SE13 5QL— Lee Green, Lewisham

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

Strong, well-rated schools nearby

 

Schools 100%Safety 71/100Transport 46/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
71
Schools
88
Transport
46
Environment
41
Investment
26

The bottom line

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

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Location

SE13 5QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 5QL

🛡️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

“Strong, well-rated schools nearby”

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How SE13 5QL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

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

Primary

St Margaret's Lee CofE Primary School

Outstanding · Inspected Jul 2024 · 5 min walk

KS2: 108.6

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 28 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 44 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 726m

Crime is +34% above 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£11,228/m²
Price per ft²£1,043/ft²
Avg floor area113.1 m²

EPC breakdown

C
4%
D
9%
E
3%
F
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 9%Terraced 79%Detached 7%Flat 5%

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£282,750
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)
RoofPitched, 100 mm loft insulation
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

1996–2025 · CAGR

+9.3%

Total change

+1224%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.4%

per year

Acceleration

-30.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 43 sales

Property Type Mix

Total: 43 sales

Detached7%
Semi-detached9.3%
Terraced79.1%
Flat/maisonette4.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£93k£52k-43.8%2
Post-dot-com plateau2002–2004£298k£315k+5.7%2.7
Pre-crash peak2005–2007£293k£634k+116.4%1.7
GFC & correction2008–2011£480k£461k-4.1%1
Help-to-Buy recovery2013–2015£544k£825k+51.7%2
Brexit uncertainty2019–2019£828k£828k+0%2
Pandemic surge2020–2021£883k£695k-21.2%1.5
Rate-rise correction2022–2022£1.03m£1.03m+0%4
Current market2025–2025£1.23m£1.23m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.1%
District
9.1%

CAGR over 26yr 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 2

Poor

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

Nearby stations

Hither GreenNational Rail
7 min walk
Lewisham DLR StationDLR
17 min walk
Elverson Road DLR StationDLR
24 min walk
Deptford Bridge DLR StationDLR
33 min walk
Greenwich DLR StationDLR
33 min walk
No bus stops within 400m

45

Walkability score

115

Footpaths (500m)

0

Santander docks (800m)

2.3 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

7

Car parks (800m)

5

EV chargers (800m)

Nearest car park594m
Santander docks (800m)0
Nearest cycle dock2.3 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: 7.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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

10 min walk

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 837 m
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

277

Parks (1km)

22

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Rambles (328 m)

Nearest supermarketLidl · 667 m
1 tennis courts

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)

783m

Post office

Nearby shops

Quick Shopping235 m
Food Plus Express242 m
Costcutter279 m
M&S Simply Food311 m

Nearby cafes

Pistachios In The Park232 m
Awesome Cafe253 m
Rowdy312 m
Lewisham Arts Cafe343 m

Nearby restaurants

Spice of Life233 m
Canton Kitchen245 m
Taste of Tennessee248 m
Oriental Aroma262 m

Nearby pubs

Rambles328 m
Station Hotel410 m
Duke of Edinburgh502 m
The Dacre Arms506 m

Nearby gyms

Evolve Fitness Studio256 m
BASE 13361 m
The Lane790 m
Anytime Fitness981 m

Nearby pharmacies

Lewisham Pharmacy330 m
Baum Pharmacy427 m
Rains Pharmacy468 m
Widdicombe Pharmacy854 m

Nearby health

Lewisham Medical Centre280 m
Belmont Park Dental Care507 m
Mr Azhar Khan833 m
Blackheath Hospital837 m
Food hygiene (5-star)45% of 73

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

26

Investment score

Weak

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

Low gross yield (1.4%) 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
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,269m
Crossrail 2 route11,032m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
45
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
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)
42
Largest scheme
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
Pipeline pressure
NONE

Named schemes (500m)

170-174, 170-174, Lee High Road, SE13 5PL35 homes
completed
Dacre Park Estate, Dacre Park Estate, DACRE PARK, SE1325 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 homes
completed
150-152, 150-152, BOONE STREET, SE1313 homes
completed
306-310a, 306-310a, Lee High Road, SE13 5PJ11 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

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Key facts for SE13 5QL

Full postcodeSE13 5QL
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.456477
Longitude0.002100
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