Blackheath · Lewisham · Lewisham North constituency · 51.46448, -0.00833

SE13 5AG— Blackheath, Lewisham

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

The family fortress

 

Schools 75%Safety 78/100Transport 58/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
78
Schools
61
Transport
58
Environment
67
Investment
54

The bottom line

SE13 5AG offers low crime — a strong choice for Families.

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Location

SE13 5AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE13 5AG

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

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Postcode Personality

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“The family fortress”

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How SE13 5AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

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

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 27 min walk

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 892m

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,070/m²
Price per ft²£471/ft²
Avg floor area77.6 m²

EPC breakdown

C
26%
D
23%
E
10%
G
1%

Based on 60 properties · Confidence: high

Street mix

Semi 29%Terraced 41%Flat 24%Other 6%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£194,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+4.9%

Total change

+188%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.3%

per year

Acceleration

+12.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached31.3%
Terraced43.8%
Flat/maisonette25%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£125k£100k-20%1
GFC & correction2009–2010£250k£304k+21.6%1.5
Help-to-Buy recovery2015–2015£540k£540k+0%1
Brexit uncertainty2017–2019£548k£530k-3.2%1.5
Pandemic surge2020–2020£564k£564k+0%1
Rate-rise correction2022–2023£556k£415k-25.3%2.5
Current market2025–2025£360k£360k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
3.5 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
4 min walk
LewishamNational Rail
5 min walk
Elverson Road DLR StationDLR
10 min walk
Deptford Bridge DLR StationDLR
18 min walk
Greenwich DLR StationDLR
19 min walk
1 bus routes · 10 stops within 400m · 230 buses/hr peak

59

Walkability score

298

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria45 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City42 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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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 park307m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
677m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

CHG THE BLACKHEATH HOSPITAL

40-42 LEE TERRACE, SE3 9UD

13 min walk

0

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.1 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

338

Parks (1km)

39

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

12

Sports (1km)

14

Convenience

Nearest supermarketLidl · 504 m
4 tennis courts2 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)

240m

Post office

Nearby shops

Matu Enterprise213 m
Lewisham Express Food & Wine220 m
Coat of Arms222 m
All Wines247 m

Nearby cafes

Ding Tea210 m
Cafe Delight211 m
Resta Coffee229 m
Maggie's243 m

Nearby restaurants

Lebanese Express215 m
Payîz216 m
Momo & Co222 m
Subway222 m

Nearby pubs

The Anchor214 m
Joiners Arms217 m
Lewisham Tavern228 m
The Watch House554 m

Nearby gyms

PureGym221 m
Glass Mill Leisure Centre386 m
CRANK Lewisham399 m
Silkworks Gym577 m

Nearby pharmacies

Lewis Grove257 m
Superdrug411 m
Baum Pharmacy733 m
Sheel894 m

Nearby health

Lewisham Dental Practice259 m
Lewis Grove Dental Practice263 m
Toothbrush Dental310 m
Banning395 m
Food hygiene (5-star)51% of 151

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

54

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
4.8% (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 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

61.3

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 route392m
Crossrail 2 route10,031m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
27
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)
434
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

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
65-71, 65-71, LEWISHAM HIGH STREET, LONDON, SE13 5JX36 homes
completed
FORMER AUXILLIARY EDUCATIONAL BUILDINGS, FORMER AUXILLIARY EDUCATIONAL BUILDINGS, GRANVILLE PARK, SE1336 homes
completed
23 MERCIA GROVE, 31-41, 23 MERCIA GROVE, 31-41, LEWIS GROVE, LONDON, SE13 6BJ31 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 SE13 5AG

Full postcodeSE13 5AG
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.464478
Longitude-0.008333
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