Blackheath · Lewisham · Lewisham North constituency · 51.46288, -0.00606

SE13 5BB— Blackheath, Lewisham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 86%Safety 72/100Transport 55/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
72
Schools
67
Transport
55
Environment
40
Investment
65

The bottom line

SE13 5BB offers exceptional schools (86% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE13 5BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for SE13 5BB

🛡️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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“High-connectivity investment target”

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How SE13 5BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 5 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 18 min walk

P8: +0.17A8: 52.7

86% 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

114.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+50% vs borough

Crime by type

Other40%
Violence & sexual offences21%
Anti-social behaviour9%
Theft9%
Drug offences8%
Vehicle crime6%
Robbery4%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 814m

Crime is +76% 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£4,471/m²
Price per ft²£415/ft²
Avg floor area56.2 m²

EPC breakdown

B
2%
C
14%
D
16%
E
2%

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

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£140,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+5.2%

Total change

+251%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.2%

per year

Acceleration

-31.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£71k£89k+25.4%1.5
Post-dot-com plateau2001–2004£90k£170k+88.9%1.3
Pre-crash peak2006–2007£154k£115k-25.3%1.5
GFC & correction2008–2008£178k£178k+0%1
Help-to-Buy recovery2013–2015£155k£275k+77.4%2
Brexit uncertainty2018–2018£254k£254k+0%1
Pandemic surge2021–2021£190k£190k+0%1
Rate-rise correction2022–2022£250k£250k+0%3
Current market2024–2024£250k£250k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.8%
District
4.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Lewisham DLR StationDLR line
6.1 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
6 min walk
LewishamNational Rail
8 min walk
Elverson Road DLR StationDLR
13 min walk
Deptford Bridge DLR StationDLR
21 min walk
Greenwich DLR StationDLR
22 min walk
No bus stops within 400m

62

Walkability score

220

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

19

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park274m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
589m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 6.4 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 37%
Below average green space

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

11 min walk

1

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 889 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

404

Parks (1km)

38

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

10

Convenience

Nearest supermarketLidl · 282 m
3 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

170m

Post office

Nearby shops

Lee General Stores130 m
Luxmi Food & Wine141 m
La Fontaine150 m
Asian Food Specialists153 m

Nearby cafes

La Patisserie D'or132 m
Le Grand Maghreb Cafe159 m
Yummy Eats Cafe174 m
Cafe Delight209 m

Nearby restaurants

Cow Cow BBQ131 m
Tops Pizza133 m
Rio Ice cream & Cake133 m
Perfect Chicken & Ribs139 m

Nearby pubs

Lewisham Tavern203 m
Joiners Arms328 m
The Anchor450 m
The Watch House509 m

Nearby gyms

PureGym258 m
Glass Mill Leisure Centre555 m
CRANK Lewisham597 m
Silkworks Gym812 m

Nearby pharmacies

Lewis Grove230 m
Superdrug393 m
Baum Pharmacy499 m
Sheel830 m

Nearby health

Toothbrush Dental150 m
Lewisham Dental Practice204 m
Lewis Grove Dental Practice239 m
Belmont Park Dental Care414 m
Food hygiene (5-star)46% of 138

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

65

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

80.1

Price growth score

A
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route581m
Crossrail 2 route10,240m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,402 nationally

1,971

Est. population

4,869/km²

71%

Employed

65%

Degree educated

£48,700

Median income

4.5%

Claimant rate

Inner cityMedium densityYoung professionals

41

Community stability

Age profile

20%
25%
28%
17%
Under 1820%
18–3426%
35–4928%
50–6417%
65+10%

Tenure

21%
29%
35%
15%
Own outright21%
Own (mortgage)29%
Private rent35%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian8%
Black10%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household45%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent35%
Social rent15%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
42
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Historic landfill (400m)
1
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)
89
Largest scheme
193 homes · Lewisham Gateway Block A, Lewisham Gateway Block A, Lewisham High Street, SE13
Pipeline pressure
NONE

Named schemes (500m)

FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3139 homes
completed
65-71, 65-71, LEWISHAM HIGH STREET, LONDON, SE13 5JX36 homes
completed
23 MERCIA GROVE, 31-41, 23 MERCIA GROVE, 31-41, LEWIS GROVE, LONDON, SE13 6BJ31 homes
completed
KINGSLEY HOME, KINGSLEY HOME, MERCATOR ROAD, SE1327 homes
completed
Mercator Road, SE1326 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 5BB

Full postcodeSE13 5BB
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.462884
Longitude-0.006055
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