Blackheath · Lewisham · Lewisham North constituency · 51.47088, -0.00728

SE10 8AS— Blackheath, Lewisham

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

The family fortress

 

Schools 75%Safety 77/100Transport 46/100Yield 3.60%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
77
Schools
61
Transport
46
Environment
84
Investment
51

The bottom line

SE10 8AS offers low crime and a green environment at £475,000 median — a strong choice for Families.

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Location

SE10 8AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-8.7% vs London avg
vs London income+16.0% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for SE10 8AS

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE10 8AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

James Wolfe Primary School and Centre for the Deaf

Not yet inspected · 8 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 7 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 20 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 557m

Crime is +31% 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.

£475,000

Median sale price

9% below London median

£475,000 is 9% below the London median (£520,000)

+14.2%

This year

Flat

Dominant type

Price history

5-year change
+15.9%
Sales (24 months)5
New build0.0%
Avg flat£475,000
Price per m²£7,492/m²
Price per ft²£696/ft²
Avg floor area62.9 m²

EPC breakdown

B
1%
C
21%
D
14%
E
9%
G
1%

Based on 46 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£11,250
First-time buyerFTB
£2,500
Additional propertyBTL/2nd
£25,500

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

9.8×

Price-to-income

£2,376/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£157,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
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

1995–2025 · CAGR

+6.8%

Total change

+613%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.3%

per year

Acceleration

+50.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 81 sales

Property Type Mix

Total: 81 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£145k+108.6%3.2
Post-dot-com plateau2001–2004£190k£172k-9.3%2.8
Pre-crash peak2005–2007£207k£265k+28%3.3
GFC & correction2009–2012£186k£300k+61.7%3.2
Help-to-Buy recovery2013–2016£265k£503k+89.6%3.7
Brexit uncertainty2017–2018£423k£406k-3.9%1.5
Pandemic surge2020–2021£385k£410k+6.5%2.5
Rate-rise correction2022–2023£430k£443k+3%2
Current market2024–2025£369k£496k+34.3%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
8.9 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Elverson Road DLR StationDLR
9 min walk
LewishamNational Rail
9 min walk
Lewisham DLR StationDLR
10 min walk
Greenwich DLR StationDLR
11 min walk
Deptford Bridge DLR StationDLR
14 min walk
No bus stops within 400m

30

Walkability score

220

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria54 min ↑
Waterloo47 min ↑
Canary Wharf31 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

13

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park495m
Santander docks (800m)0
Nearest cycle dock1.1 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 qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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): 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 yield853.4 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHG THE BLACKHEATH HOSPITAL

40-42 LEE TERRACE, SE3 9UD

16 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

408

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George & Dragon (592 m)

Nearest supermarketLidl · 1.2 km
13 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

638m

Post office

Nearby shops

Bathu Super Store579 m
Kinder Food & Wine581 m
Royal Hill Sweet Shop593 m
Asda Express593 m

Nearby cafes

Quaggy Café524 m
Hot Pot Cafe583 m
The Café584 m
Royal Hill Cafe601 m

Nearby restaurants

The Blackheath Tea Hut507 m
G Bless Jerk Centre542 m
Favourite561 m
Grab-a-bite564 m

Nearby pubs

The George & Dragon592 m
The Prince Of Greenwich616 m
The Graduate618 m
The Anchor630 m

Nearby gyms

Silkworks Gym625 m
CRANK Lewisham819 m
The Gym864 m
Glass Mill Leisure Centre888 m

Nearby pharmacies

Geepharm Chemist591 m
Duncan's Pharmacy871 m
Lewis Grove971 m
Superdrug1.1 km

Nearby health

Plumbridge Medical Centre531 m
SmileUp Dental591 m
South Street Medical Centre677 m
Banning824 m
Food hygiene (5-star)54% of 39

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

51

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route760m
Crossrail 2 route9,559m

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%
Price vs London-8.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
105
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)
851
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)

1, 1, ABERDEEN TERRACE, SE313 homes
completed
61, 61, LEWISHAM HILL, SE13 7PL8 homes
completed
122, 122, Blackheath Hill, Blackheath, SE10 8AY2 homes
completed
93, 93, Blackheath Hill, Greenwich, SE10 8TJ2 homes
completed
70&70A, 70&70A, Hyde Vale, SE102 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£475,000)

£11,250

Standard buyer

£2,500

First-time buyer

Save £8,750

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 SE10 8AS

Full postcodeSE10 8AS
Postcode districtSE10
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.470881
Longitude-0.007276
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