Living in SE12, Lewisham
What the open data says about house prices, schools, crime and flood risk around SE12 in Lewisham. Built from the same sources as every property report on this site, not opinion or marketing copy.
House prices
Average price in Lewisham: £491,259, up 0.6% on a year ago (2026-06). The wider London average is £553,870.
What actually sold around SE12
85 recorded home sales on the streets around central SE12 in the last 2 years, with a median of £480,000 and a range from £182,500 to £1,800,000. Mostly terraced houses.
| Address | Type | Sold for | Date |
|---|---|---|---|
| 12 CORONA ROAD, SE12 9NN | terraced | £550,000 | 2026-06-12 |
| 178 BURNT ASH HILL, SE12 0HU | semi-detached | £680,000 | 2026-05-26 |
| FLAT 7 ASH HOUSE BURNT ASH HILL, SE12 0HW | flat-maisonette | £315,000 | 2026-05-15 |
| 51 BARING ROAD, SE12 0JP | semi-detached | £853,000 | 2026-05-07 |
| 28 WINN ROAD, SE12 9EX | detached | £579,137 | 2026-04-22 |
| 87 GUIBAL ROAD, SE12 9HF | detached | £840,000 | 2026-04-22 |
Source: HM Land Registry Price Paid Data. Every sale of a registered property in England and Wales appears here once it completes, so the most recent weeks are always still filling in.
Schools nearby
113 schools within 3 miles , of which 96% are rated Outstanding or Good by Ofsted.
| Nearest well-rated schools | Stage | Ofsted | Distance |
|---|---|---|---|
| Brindishe Manor School | Primary | Outstanding | 0.9 mi |
| Harris Academy Greenwich | Secondary | Outstanding | 1.0 mi |
| Wingfield Primary School | Primary | Outstanding | 1.2 mi |
| St Margaret's Lee CofE Primary School | Primary | Outstanding | 1.2 mi |
| Burnt Ash Primary School | Primary | Outstanding | 1.6 mi |
| John Ball Primary School | Primary | Outstanding | 1.6 mi |
66 state primary and 19 state secondary schools within range, plus 14 fee-paying schools.
Private schools
14 fee-paying schools within 3 miles: Babington House School, Blackheath High School GDST, Blackheath Prep, Breaside Preparatory School, Colfe's School, Education-My Life Matters and others.
All 14 fee-paying schools near SE12, with ages and admissions →
Fee-paying schools are inspected by the Independent Schools Inspectorate, not Ofsted, and the ISI publishes no open data feed. That is why they carry no rating here. A missing grade means we cannot see one, not that the school was judged poorly.
Universities
2 higher education institutions within 3 miles: Trinity Laban, University of Greenwich.
Relevant beyond study: a large student population shapes rental demand, and term-time letting is a different market from family letting.
What people here do for work
The most common occupations among working residents, from the 2021 Census. This is occupation rather than industry: it says what people do, not which industries employ them.
| Occupation group | Share of workers |
|---|---|
| Professional occupations | 21.5% |
| Associate professional and technical | 16.5% |
| Managers, directors and senior officials | 12.9% |
| Caring, leisure and other service | 10.1% |
| Elementary occupations | 9.1% |
Source: ONS Census 2021, table TS063, for this district's small area.
Crime
337 crimes recorded within roughly a mile of central SE12 in 2026-06, most commonly violent crime.
Flood risk
Zone 1 (low probability). This is the Environment Agency's flood zone for the area's centre point, an individual property's own risk can differ, especially near a specific watercourse.
Deprivation
This area falls in decile 4 of 10 on the Index of Multiple Deprivation (moderately deprived ), based on Lewisham's figures.
Common questions about SE12
What is the average house price in SE12?
The average sold price in Lewisham is £491,259 as of 2026-06, according to the UK House Price Index.
Are house prices rising in SE12?
Prices in Lewisham are up 0.6% on a year ago (UK House Price Index).
What do houses actually sell for in SE12?
The median of 85 recorded sales around central SE12 in the last 2 years is £480,000, ranging from £182,500 to £1,800,000 (HM Land Registry Price Paid Data).
Are the schools good in SE12?
113 schools sit within 3 miles of central SE12, and 96% are rated Outstanding or Good by Ofsted.
How much crime is there in SE12?
337 crimes were recorded within roughly a mile of central SE12 in 2026-06, most commonly violent crime (Police.uk).
Is SE12 at risk of flooding?
Central SE12 sits in Zone 1 (low probability) for river and sea flooding (Environment Agency). Individual addresses vary, so check the full report for a specific property.
Is SE12 a good place to live?
That depends on what you need, so here is what the official data says rather than an opinion: 96% of nearby schools are rated Outstanding or Good by Ofsted; the median home sells for £480,000; the area sits in decile 4 of 10 on the Index of Multiple Deprivation; 337 crimes were recorded within about a mile. Every one of those figures names its source on this page.
Is SE12 safe?
337 crimes were recorded within roughly a mile of central SE12 in 2026-06, according to Police.uk. The most common category was violent crime. Crime counts follow how many people are around, so a busy district records more than a quiet one of the same size.
Neighbouring districts
Weighing two up? SE12 or SE9, SE12 or SE6, SE12 or SE13.
Want the full picture for a specific property?
This page covers SE12 as a whole. For sold price history, EPC rating, exact-address crime and flood risk, school catchment areas and 30+ other checks on one specific property, search its full postcode.