Blackheath · Lewisham · Lewisham North constituency · 51.46442, -0.01061

SE13 5AF— Blackheath, Lewisham

Location and area intelligence for SE13 5AF, Blackheath, Lewisham

The family fortress

 

Bottom 25% LondonSchools 67%Safety 78/100Transport 64/100Yield 4.28%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
78
Schools
56
Transport
64
Environment
67
Investment
50

The bottom line

SE13 5AF offers low crime at £400,000 median — 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

SE13 5AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-23.1% vs London avg
vs London income+16.0% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE13 5AF

🛡️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 SE13 5AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 6 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 16 min walk

P8: +0.17A8: 52.7

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.3 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+10% vs borough

Crime by type

Other32%
Anti-social behaviour29%
Violence & sexual offences28%
Vehicle crime5%
Drug offences3%
Burglary2%
Theft1%
Robbery0%

Road safety

97

Road safety score

3

Accidents (5yr)

6

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 840m

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

£400,000

Median sale price

23% below London median

£400,000 is 23% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)15
New build0.0%
Avg flat£400,000
Price per m²£4,802/m²
Price per ft²£446/ft²
Avg floor area75.4 m²

EPC breakdown

B
9%
C
11%
D
14%

Based on 34 properties · Confidence: high

Street mix

Terraced 18%Flat 68%Other 14%

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£7,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,500

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

8.2×

Price-to-income

£2,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£188,500
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises 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

1996–2025 · CAGR

+3.1%

Total change

+142%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.2%

per year

Acceleration

-92.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 19 sales

Property Type Mix

Total: 19 sales

Terraced21.1%
Flat/maisonette78.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£165k£165k+0%1
Pre-crash peak2005–2005£480k£480k+0%1
GFC & correction2011–2012£450k£680k+51.1%1
Current market2025–2025£400k£400k+0%15

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Lewisham DLR StationDLR
2 min walk
LewishamNational Rail
3 min walk
Elverson Road DLR StationDLR
8 min walk
Deptford Bridge DLR StationDLR
17 min walk
Greenwich DLR StationDLR
19 min walk
1 bus routes · 10 stops within 400m · 711 buses/hr peak

70

Walkability score

351

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria43 min ↑
Waterloo29 min ↓
Canary Wharf26 min ↓
City31 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

19

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
642m

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: 15.0 µg/m³
Worse air than 53% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 46%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 km

Energy

Solar: 854 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 yield853.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NOVUM HEALTH PARTNERSHIP

THE PRIMARY CARE CENTRE, HAWSTEAD ROAD, LEWISHAM, SE6 4JH

22 min walk

72%

Recommend GP

72%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.2 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

313

Parks (1km)

41

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

12

Convenience

Nearest supermarketLewisham Food Centre · 630 m
4 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

148m

Post office

Nearby shops

Kiki & Miumiu112 m
Matu Enterprise119 m
Lewisham Express Food & Wine139 m
Coat of Arms205 m

Nearby cafes

Ding Tea104 m
Maggie's131 m
T4 Tea For U194 m
Cafe Delight227 m

Nearby restaurants

Momo & Co108 m
Iro Sushi113 m
Payîz125 m
Pret A Manger142 m

Nearby pubs

Joiners Arms131 m
The Anchor138 m
Lewisham Tavern249 m
The Bar Beach Grill448 m

Nearby gyms

PureGym199 m
Glass Mill Leisure Centre228 m
CRANK Lewisham244 m
Anytime Fitness439 m

Nearby pharmacies

Lewis Grove262 m
Superdrug360 m
Baum Pharmacy825 m
Sheel832 m

Nearby health

Banning238 m
Lewis Grove Dental Practice263 m
Lewisham Dental Practice282 m
Banning Dental Group292 m
Food hygiene (5-star)53% of 157

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

50

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

62.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route238m
Crossrail 2 route9,884m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,918 nationally

1,680

Est. population

10,101/km²

61%

Employed

53%

Degree educated

£48,700

Median income

7.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

19%
29%
22%
19%
Under 1819%
18–3429%
35–4922%
50–6419%
65+11%

Tenure

14%
20%
23%
40%
Own outright14%
Own (mortgage)20%
Private rent23%
Social rent40%
Shared ownership3%

Ethnicity

43%
13%
23%
White British43%
White Other13%
Asian10%
Black23%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household49%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Social rent40%
Private rent23%

vs. London

Income vs London+16.0%
Price vs London-23.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
20
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)
556
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 homes
completed
SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, SUNDERMEAD ESTATE & SILVER ROAD DEPOT, 1-157, ELMIRA STREET, SE13215 homes
completed
Lewisham Gateway Block A, Lewisham Gateway Block A, Lewisham High Street, SE13193 homes
completed
Lewisham Gateway Site, Lewisham Gateway Site, Lewisham High Street, SE13169 homes
completed
FORMER CARPETRIGHT, LOAMPIT VALE, LONDON, SE13 7SN, Former Carpetright67 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 (£400,000)

£7,500

Standard buyer

£0

First-time buyer

Save £7,500

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 SE13 5AF

Full postcodeSE13 5AF
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.464418
Longitude-0.010610
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