Lee Green · Lewisham · Lewisham East constituency · 51.45813, 0.00433

SE13 5SU— Lee Green, Lewisham

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

Under-the-radar value

 

Schools 100%Safety 80/100Transport 42/100Yield 5.43%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
60
Safety
80
Schools
88
Transport
42
Environment
41
Investment
53

The bottom line

SE13 5SU offers exceptional schools (100% Good/Outstanding) and low crime at £315,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE13 5SU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-39.4% vs London avg
vs London income+15.2% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for SE13 5SU

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

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“Under-the-radar value”

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How SE13 5SU 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 · 2 min walk

KS2: 108.6

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 26 min walk

P8: +0.17A8: 52.7

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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.3 incidents per 1,000 residents

Better than 50% of London
→ Stable

-14% vs borough

Crime by type

Other33%
Anti-social behaviour23%
Violence & sexual offences20%
Burglary8%
Vehicle crime6%
Theft4%
Robbery4%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 595m

Crime is +1% 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.

£315,000

Median sale price

Bottom 25% — 39% below London median

£315,000 is 39% below the London median (£520,000)

+74.0%

This year

Flat

Dominant type

Price history

5-year change
-36.4%
Sales (24 months)5
New build0.0%
Avg flat£315,000
Price per m²£4,744/m²
Price per ft²£441/ft²
Avg floor area68.6 m²

EPC breakdown

B
1%
C
21%
D
21%
E
3%

Based on 46 properties · Confidence: high

Street mix

Terraced 29%Flat 69%Other 2%

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£3,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£12,700

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

6.5×

Price-to-income

£1,576/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£171,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.4%

Total change

+382%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.2%

per year

Acceleration

+77.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 56 sales

Property Type Mix

Total: 56 sales

Terraced30.4%
Flat/maisonette69.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£71k-21.3%2.5
Post-dot-com plateau2001–2004£133k£148k+11.7%3.2
Pre-crash peak2005–2007£152k£180k+18.4%3
GFC & correction2009–2012£165k£178k+7.6%1
Help-to-Buy recovery2013–2015£178k£245k+37.6%3.3
Brexit uncertainty2018–2019£405k£578k+42.6%1.5
Pandemic surge2020–2021£560k£495k-11.6%1
Rate-rise correction2022–2022£332k£332k+0%1
Current market2024–2026£342k£435k+27.4%1.7

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
8.2%
District
8.2%

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
Below London average
Lewisham DLR StationDLR line
16.8 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
10 min walk
Lewisham DLR StationDLR
18 min walk
Elverson Road DLR StationDLR
24 min walk
Greenwich DLR StationDLR
32 min walk
Deptford Bridge DLR StationDLR
32 min walk
No bus stops within 400m

47

Walkability score

194

Footpaths (500m)

0

Santander docks (800m)

2.2 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

10

Car parks (800m)

5

EV chargers (800m)

Nearest car park501m
Santander docks (800m)0
Nearest cycle dock2.2 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

8 min walk

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 612 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

375

Parks (1km)

17

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

6

Convenience

Nearest supermarketLidl · 706 m
2 tennis courts10 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

546m

Post office

Nearby shops

Costcutter75 m
M&S Simply Food78 m
Food Plus Express80 m
Quick Shopping125 m

Nearby cafes

Awesome Cafe61 m
Rowdy71 m
Pistachios In The Park130 m
With Jam And Bread361 m

Nearby restaurants

Taste of Tennessee70 m
Canton Kitchen74 m
Panas Gurkha77 m
Tasty Grill94 m

Nearby pubs

Rambles90 m
The Dacre Arms322 m
Duke of Edinburgh378 m
Old Tigers Head505 m

Nearby gyms

Evolve Fitness Studio57 m
BASE 13123 m
Blackheath Yoga947 m

Nearby pharmacies

Lewisham Pharmacy92 m
Baum Pharmacy489 m
Rains Pharmacy706 m
Paydens Pharmacy1.0 km

Nearby health

Lewisham Medical Centre44 m
Belmont Park Dental Care547 m
Mr Azhar Khan612 m
Blackheath Hospital612 m
Food hygiene (5-star)54% of 79

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

53

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score12/100
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

45.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,388m
Crossrail 2 route11,105m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,957 nationally

2,127

Est. population

10,481/km²

69%

Employed

65%

Degree educated

£48,400

Median income

5.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

48

Community stability

Age profile

25%
19%
26%
19%
Under 1825%
18–3419%
35–4926%
50–6419%
65+12%

Tenure

25%
38%
28%
Own outright25%
Own (mortgage)38%
Private rent28%
Social rent9%
Shared ownership0%
Rent free0%

Ethnicity

61%
15%
White British61%
White Other15%
Asian4%
Black9%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household37%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent28%
Social rent9%

vs. London

Income vs London+15.2%
Price vs London-39.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
64
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)
19
Largest scheme
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
Pipeline pressure
NONE

Named schemes (500m)

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
Garage site at, Garage site at, Dacre Park, SE139 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 (£315,000)

£3,250

Standard buyer

£0

First-time buyer

Save £3,250

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 5SU

Full postcodeSE13 5SU
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardLee Green
Latitude51.458129
Longitude0.004332
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