Blackheath · Lewisham · Lewisham North constituency · 51.47227, -0.01113

SE10 8AD— Blackheath, Lewisham

Location and area intelligence for SE10 8AD, Blackheath, Lewisham

City living at its best

 

Schools 50%Safety 77/100Transport 50/100

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
77
Schools
53
Transport
50
Environment
84
Investment
63

The bottom line

SE10 8AD offers low crime and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

SE10 8AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for SE10 8AD

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

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How SE10 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 7 min walk

P8: +0.17A8: 52.7

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.0 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences39%
Other27%
Anti-social behaviour13%
Burglary8%
Vehicle crime6%
Drug offences4%
Theft3%
Robbery0%

Road safety

82

Road safety score

6

Accidents (5yr)

3

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 252m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area78.4 m²

EPC breakdown

A
2%
C
5%
D
12%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 3%Terraced 3%Flat 87%Other 8%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£196,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+9.3%

Total change

+1008%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.2%

per year

Acceleration

+77.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached2.9%
Terraced2.9%
Flat/maisonette94.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£61k£110k+79.2%1.8
Post-dot-com plateau2001–2004£121k£165k+36.3%2.3
Pre-crash peak2005–2007£210k£191k-9.2%1.7
GFC & correction2009–2011£170k£180k+5.9%1
Help-to-Buy recovery2013–2016£253k£471k+86.4%1.5
Brexit uncertainty2017–2019£371k£308k-17%1
Pandemic surge2021–2021£354k£354k+0%2
Rate-rise correction2023–2023£680k£680k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.9%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Greenwich DLR StationDLR line
8.1 min walk
Greenwich

Nearby stations

Elverson Road DLR StationDLR
7 min walk
GreenwichNational Rail
8 min walk
Greenwich DLR StationDLR
8 min walk
Deptford Bridge DLR StationDLR
10 min walk
Lewisham DLR StationDLR
11 min walk
No bus stops within 400m

43

Walkability score

244

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf26 min ↓
City42 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

16

Car parks (800m)

8

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)100
Nearest car park214m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
775m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 80% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield853.4 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

23 min walk

0

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

372

Parks (1km)

20

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George & Dragon (288 m)

Nearest supermarketAsda · 883 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

731m

Post office

Nearby shops

Asda Express286 m
Kinder Food & Wine289 m
Bathu Super Store290 m
Bathu303 m

Nearby cafes

Quaggy Café262 m
The Café290 m
Hot Pot Cafe290 m
Royal Hill Cafe414 m

Nearby restaurants

G Bless Jerk Centre235 m
Favourite254 m
Taksim271 m
Peninsula283 m

Nearby pubs

The George & Dragon288 m
The Graduate312 m
The Guildford Arms353 m
The Prince Of Greenwich444 m

Nearby gyms

Silkworks Gym562 m
PureGym683 m
Laser Quest736 m
Archery Fit763 m

Nearby pharmacies

Geepharm Chemist283 m
Duncan's Pharmacy645 m
Lewis Grove1.1 km

Nearby health

Plumbridge Medical Centre222 m
SmileUp Dental292 m
South Street Medical Centre429 m
Merivale Dental615 m
Food hygiene (5-star)63% of 87

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

E

High street health

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

31.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route759m
Crossrail 2 route9,275m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,382 nationally

1,612

Est. population

9,564/km²

65%

Employed

62%

Degree educated

£48,700

Median income

5.8%

Claimant rate

Inner cityHigh densityYoung professionals

36

Community stability

Age profile

22%
31%
24%
16%
Under 1822%
18–3431%
35–4924%
50–6416%
65+7%

Tenure

20%
31%
33%
Own outright13%
Own (mortgage)20%
Private rent31%
Social rent33%
Shared ownership3%
Rent free0%

Ethnicity

41%
14%
25%
White British41%
White Other14%
Asian10%
Black25%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household52%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent33%
Private rent31%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
120
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)
847
Largest scheme
443 homes · HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge
Pipeline pressure
NONE

Named schemes (500m)

HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge443 homes
completed
Heathside and Lethbridge Estates phase 4, Heathside and Lethbridge Estates phase 4, Blackheath Hill, Lewisham Road, Morden Lane, SE10236 homes
completed
Heathside and Lethbridge Estates phase 3, Heathside and Lethbridge Estates phase 3, Blackheath Hill, Lewisham Road, Morden Lane, SE13218 homes
completed
Heathside and Lethbridge Estates phase 2 (block G), Heathside and Lethbridge Estates phase 2 (block G), Blackheath Hill, Lewisham Road, Morden Lane, SE13190 homes
completed
Heathside and Lethbridge Estates phase 1, Heathside and Lethbridge Estates phase 1, Blackheath Hill, Lewisham Road, Morden Lane, SE13138 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.1%
Ward turnout
39%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Juliet CampbellLabour
Amanda De RykLabour
Luke WarnerLabour

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Key facts for SE10 8AD

Full postcodeSE10 8AD
Postcode districtSE10
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.472269
Longitude-0.011132
Parliamentary constituencyLewisham North
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