Blackheath · Lewisham · Lewisham North constituency · 51.47058, -0.01162

SE10 8LU— Blackheath, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 67%Safety 79/100Transport 58/100Yield 3.63%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
63
Transport
58
Environment
84
Investment
46

The bottom line

SE10 8LU offers low crime and a green environment at £471,250 median — a strong choice for Families.

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Location

SE10 8LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-9.4% vs London avg
vs London income+16.0% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for SE10 8LU

🛡️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🍕 Buzzing

“The family fortress”

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How SE10 8LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

63

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 3 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 9 min walk

P8: +0.17A8: 52.7

67% 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 · 18 min walk

4 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

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 · 392m

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

£471,250

Median sale price

9% below London median

£471,250 is 9% below the London median (£520,000)

-28.8%

This year

Flat

Dominant type

Price history

Sales (24 months)20
New build95.0%
Avg flat£471,250
Price per m²£7,663/m²
Price per ft²£712/ft²
Avg floor area61.5 m²

EPC breakdown

B
34%

Based on 34 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

Stamp duty

Standard buyer£11,062
First-time buyerFTB
£2,312
Additional propertyBTL/2nd
£25,200

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

9.7×

Price-to-income

£2,357/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£153,750
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.12 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-8%

Total change

-8%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 28 sales

Property Type Mix

Total: 28 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£511k£470k-8%14

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-8%
District
-8%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

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
4.7 min walk
Lewisham

Nearby stations

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

45

Walkability score

248

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

15

Car parks (800m)

7

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park324m
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 waterMEDIUM
Medium
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: 5.6 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 — 4.2 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

25 min walk

0

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

351

Parks (1km)

22

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George & Dragon (356 m)

Nearest supermarketAsda · 700 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

1

Libraries (1km)

0

Cinemas (2km)

544m

Post office

Nearby shops

Bathu Super Store318 m
Kinder Food & Wine324 m
Bathu386 m
Asda Express412 m

Nearby cafes

Quaggy Café242 m
Hot Pot Cafe327 m
The Café330 m
Costa471 m

Nearby restaurants

Golden Fish298 m
Uncle Sam's302 m
Happy Sushi310 m
G Bless Jerk Centre325 m

Nearby pubs

The George & Dragon356 m
The Graduate387 m
The Guildford Arms481 m
The Anchor551 m

Nearby gyms

Silkworks Gym382 m
The Gym623 m
CRANK Lewisham659 m
Glass Mill Leisure Centre745 m

Nearby pharmacies

Geepharm Chemist372 m
Duncan's Pharmacy829 m
Lewis Grove943 m
Superdrug1.0 km

Nearby health

Plumbridge Medical Centre336 m
SmileUp Dental345 m
South Street Medical Centre610 m
Banning666 m
Food hygiene (5-star)63% of 79

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

46

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

59.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route578m
Crossrail 2 route9,406m

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%
Price vs London-9.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
92
Live planning apps (800m)
2
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)
860
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
FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 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

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 (£471,250)

£11,062

Standard buyer

£2,312

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 8LU

Full postcodeSE10 8LU
Postcode districtSE10
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.470577
Longitude-0.011624
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