Blackheath · Lewisham · Lewisham North constituency · 51.47120, -0.01442

SE10 8FP— Blackheath, Lewisham

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

The family fortress

 

Top 10% LondonSchools 80%Safety 79/100Transport 60/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
79
Schools
71
Transport
60
Environment
84
Investment
60

The bottom line

SE10 8FP offers exceptional schools (80% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

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

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Location

SE10 8FP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for SE10 8FP

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

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“The family fortress”

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How SE10 8FP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 2 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 10 min walk

P8: +0.17A8: 52.7

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.2 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+0% vs borough

Crime by type

Violence & sexual offences33%
Other26%
Anti-social behaviour19%
Drug offences7%
Vehicle crime6%
Burglary5%
Theft3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 298m

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,658/m²
Price per ft²£433/ft²
Avg floor area64.3 m²

EPC breakdown

B
108%
C
13%

Based on 121 properties · Confidence: high

Street mix

Flat 100%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£160,750
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.28 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2026 · CAGR

+0.2%

Total change

+3%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.1%

per year

Acceleration

+42.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£291k£128k-56%2.3
Brexit uncertainty2017–2019£203k£395k+94.5%2.7
Current market2025–2026£270k£300k+11.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-0.6%
District
-0.6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Elverson Road DLR StationDLR line
3.4 min walk
Lewisham

Nearby stations

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

52

Walkability score

243

Footpaths (500m)

0

Santander docks (800m)

1.2 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

17

Car parks (800m)

7

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park216m
Santander docks (800m)0
Nearest cycle dock1.2 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 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: 5.4 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 — 4.4 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): 2

Landslide susceptibility: Medium

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

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

16 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

235

Parks (1km)

29

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketAsda · 695 m
1 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

652m

Post office

Nearby shops

Bathu Super Store135 m
Kinder Food & Wine144 m
Bathu231 m
Asda Express297 m

Nearby cafes

Quaggy Café46 m
Hot Pot Cafe149 m
The Café153 m
Costa273 m

Nearby restaurants

Golden Fish107 m
Uncle Sam's111 m
Happy Sushi123 m
Jun Tai178 m

Nearby pubs

The George & Dragon196 m
The Graduate227 m
The Guildford Arms354 m
The Ashburnham Arms512 m

Nearby gyms

Silkworks Gym384 m
The Gym590 m
PureGym621 m
Laser Quest671 m

Nearby pharmacies

Geepharm Chemist227 m
Duncan's Pharmacy769 m
Lewis Grove1.1 km
Superdrug1.1 km

Nearby health

SmileUp Dental175 m
Plumbridge Medical Centre228 m
South Street Medical Centre556 m
Merivale Dental617 m
Food hygiene (5-star)65% of 106

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

60

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
Gross yield
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score22/100
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

68

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route545m
Crossrail 2 route9,234m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,666 nationally

1,391

Est. population

20,581/km²

62%

Employed

52%

Degree educated

£48,700

Median income

8.7%

Claimant rate

Inner cityVery high densityMixed

36

Community stability

Age profile

25%
30%
24%
13%
Under 1825%
18–3430%
35–4924%
50–6413%
65+8%

Tenure

17%
21%
47%
Own outright6%
Own (mortgage)17%
Private rent21%
Social rent47%
Shared ownership9%
Rent free1%

Ethnicity

28%
15%
32%
White British28%
White Other15%
Asian12%
Black32%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household64%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent47%
Private rent21%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
79
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
New Cross/Lewisham/Catford
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
851
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge443 homes
completed
72-78, 72-78, Conington Road, SE13330 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

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 8FP

Full postcodeSE10 8FP
Postcode districtSE10
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.471200
Longitude-0.014419
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