Blackheath · Lewisham · Lewisham North constituency · 51.45731, 0.00925

SE12 8RU— Blackheath, Lewisham

Location and area intelligence for SE12 8RU, Blackheath, Lewisham

The family fortress

 

Top 13% LondonSchools 100%Safety 86/100Transport 49/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
72
Safety
86
Schools
90
Transport
49
Environment
45
Investment
61

The bottom line

SE12 8RU offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE12 8RU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for SE12 8RU

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE12 8RU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brindishe Lee School

Good · Inspected Sept 2023 · 5 min walk

KS2: 107.2

—

Secondary

Thomas Tallis School

Not yet inspected · 18 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.4 incidents per 1,000 residents

Better than 76% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime23%
Violence & sexual offences23%
Other21%
Anti-social behaviour15%
Burglary8%
Theft4%
Robbery4%
Drug offences2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 241m

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,294/m²
Price per ft²£492/ft²
Avg floor area69.1 m²

EPC breakdown

C
32%
D
47%
E
11%

Based on 90 properties · Confidence: high

Street mix

Terraced 4%Flat 91%Other 5%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Rebuild cost estimate£172,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,312
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+728%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.2%

per year

Acceleration

-119.81

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £175k–£200k · 72 sales

Property Type Mix

Total: 72 sales

Terraced2.8%
Flat/maisonette97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£112k+120.2%2.8
Post-dot-com plateau2001–2004£113k£109k-4.2%2.5
Pre-crash peak2005–2007£167k£205k+22.9%4.3
GFC & correction2008–2012£227k£248k+9%2
Help-to-Buy recovery2013–2016£239k£370k+54.8%2.2
Brexit uncertainty2017–2019£298k£308k+3.2%1.5
Pandemic surge2021–2021£350k£350k+0%3
Rate-rise correction2022–2023£285k£339k+18.9%3
Current market2024–2026£175k£420k+140%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.3%
District
7.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

BlackheathNational Rail
12 min walk
Lewisham DLR StationDLR
22 min walk
Elverson Road DLR StationDLR
28 min walk
Greenwich DLR StationDLR
35 min walk
Deptford Bridge DLR StationDLR
36 min walk
No bus stops within 400m

38

Walkability score

203

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria52 min ↑
Waterloo37 min ↓
Canary Wharf43 min ↓
City41 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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park202m
Santander docks (800m)0
Nearest cycle dock2.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 9.0 µg/m³
Worse air than 53% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 10%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 km

Energy

Solar: 857 kWh/kWp/yr

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 yield857.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEE ROAD SURGERY

DOCTORS SURGERY, 20 LEE ROAD, SE3 9RT

7 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 704 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

230

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

22

Sports (1km)

2

Convenience

Nearest supermarketLidl · 1.1 km
2 tennis courts16 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

193m

Post office

Nearby shops

Alkalize Me278 m
VK Corner Shop283 m
M&S Simply Food367 m
Costcutter407 m

Nearby cafes

With Jam And Bread45 m
Blueberry’s137 m
Pistachios In The Park277 m
Rowdy323 m

Nearby restaurants

Sapori D'Italia136 m
The Best Kebab233 m
The Fusion304 m
Chilli Indian Street Kitchen309 m

Nearby pubs

Duke of Edinburgh62 m
Old Tigers Head152 m
Rambles348 m
The Dacre Arms577 m

Nearby gyms

BASE 13291 m
Evolve Fitness Studio402 m
Blackheath Wanderers Sports Club769 m
Blackheath & Greenwich Bowling Club811 m

Nearby pharmacies

Lewisham Pharmacy301 m
Paydens Pharmacy1.0 km

Nearby health

Lewisham Medical Centre359 m
Blackheath Hospital704 m
Mr Azhar Khan717 m
Lauren Turner Aesthetics963 m
Food hygiene (5-star)57% of 70

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

A

High street health

Investment

Investment grade, yield and market outlook

61

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

67.1

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,740m
Crossrail 2 route11,455m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,828 nationally

1,558

Est. population

7,774/km²

66%

Employed

65%

Degree educated

£46,000

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

17%
20%
24%
19%
19%
Under 1817%
18–3420%
35–4924%
50–6419%
65+19%

Tenure

33%
24%
37%
Own outright33%
Own (mortgage)24%
Private rent37%
Social rent5%
Shared ownership0%

Ethnicity

65%
15%
White British65%
White Other15%
Asian7%
Black3%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household36%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
36
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)
12
Largest scheme
41 homes · Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR
Pipeline pressure
NONE

Named schemes (500m)

Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR41 homes
completed
21-25, 21-25, ELTHAM ROAD, SE1232 homes
completed
PARK LODGE WORKS, 317, PARK LODGE WORKS, 317, LEE HIGH ROAD, SE1230 homes
completed
FORMER CHURCH SITE, 78, FORMER CHURCH SITE, 78, MEADOWCOURT ROAD, SE320 homes
completed
POLICE STATION, 418, POLICE STATION, 418, LEE HIGH ROAD, SE12 8RW15 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 SE12 8RU

Full postcodeSE12 8RU
Postcode districtSE12
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.457308
Longitude0.009248
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