Postcode · London

SE12 8ED area guide

Who lives in SE12 8ED, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Lee
Council: Lewisham
Region: London
Neighbourhood population: 1,721 (2024)

SE12 8EDLondon

At a glance

What SE12 8ED is like

SE12 8ED is a postcode in the Lee area of Lewisham. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,721 people. 53.6% of households own their home, 38.1% rent privately and 6.9% are in social housing. The largest age group is 30–34, and 65.4% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is broadly in line with the England and Wales average. Homes in SE12 8 sold for a median of £432,000 over the year to August 2026.

Scores

How SE12 8ED compares

Headline figures for SE12 8ED, set against England as a whole.

AffluenceMore

6.0/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

7/ 10

Around the middle: 32.5 higher-harm crimes per 1,000 people a year vs 31.1 nationally.

House pricesMore

£432,000

Median over 79 sales in SE12 8, −1.1% on the year before.

TransportMore

7.0/ 10

Very good: 8 stations within a mile, 26 bus stops within 800m.

SchoolsMore

100%

Rated good or better across 14 inspected schools within 1 mile.

Household incomeMore

£94,429

Average annual income before tax, higher than 98% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where SE12 8ED differs most from the national average.

01
A big private rental marketPositive
38.1% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
A young populationPositive
23.1% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
03
Well connectedPositive
8 stations within a mile and 26 bus stops within a ten-minute walk.
04
Well-rated schoolsPositive
100% of the inspected schools nearby are rated good or better.

Questions

SE12 8ED FAQs

Is SE12 8ED a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 6.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 32.5 per 1,000 people a year, band 7 of 10 nationally. 100% of the inspected schools nearby are rated good or better. Transport connectivity scores 7.0 out of 10 (very good).

How much does a house cost in SE12 8ED?

The median sale price over the last year was £432,000.

Homes in SE12 8 sold for a median of £432,000 across 79 sales in the year to August 2026, −1.1% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is SE12 8ED safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 32.5 offences per 1,000 people a year around SE12 8ED, broadly in line with the 31.1 average across England and Wales, band 7 of 10.

Who lives in SE12 8ED?

Age, home ownership and housing from the census.

The largest age group is 30–34, at 11.3% of residents. 53.6% of households own their home. The most common property type is purpose-built flat (39.1%).

Which council covers SE12 8ED?

The local authority for SE12 8ED is Lewisham.

SE12 8ED comes under Lewisham in London. Council tax, planning applications and bin collections are handled there.

How well connected is SE12 8ED?

Connectivity scores 7.0 out of 10.

There are 26 bus stops within 800m and 8 stations and tram stops within a mile, scoring 7.0 out of 10 (very good). The nearest station is Lee, 0.2 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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