Blackheath · Lewisham · Lewisham North constituency · 51.46248, -0.00869

SE13 5BF— Blackheath, Lewisham

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

The practical family move

 

Top 8% LondonSchools 100%Safety 72/100Transport 57/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
72
Schools
76
Transport
57
Environment
39
Investment
74

The bottom line

SE13 5BF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE13 5BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 5BF

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

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“The practical family move”

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How SE13 5BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 19 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 29 min walk

3 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 679m

Crime is +76% above London average

Property

Prices, sales volume and market trends

Avg floor area61.8 m²

EPC breakdown

C
8%
E
2%

Based on 10 properties · Confidence: medium

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£154,500
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, insulated (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

2001–2023 · CAGR

+1.4%

Total change

+35%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-2.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£200k£158k-21.1%3.3
Pre-crash peak2005–2007£191k£202k+6.3%1.5
Brexit uncertainty2017–2017£325k£325k+0%2
Pandemic surge2021–2021£300k£300k+0%1
Rate-rise correction2023–2023£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

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
4.6 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
5 min walk
LewishamNational Rail
6 min walk
Elverson Road DLR StationDLR
12 min walk
Deptford Bridge DLR StationDLR
20 min walk
Greenwich DLR StationDLR
22 min walk
No bus stops within 400m

64

Walkability score

265

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

21

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park173m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
459m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 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: 6.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 13%
Below average green space

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

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

328

Parks (1km)

46

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

22

Convenience

Nearest supermarketLidl · 337 m
3 tennis courts1 swimming pools1 sports halls

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)

224m

Post office

Nearby shops

All Wines39 m
Sathyam59 m
Coat of Arms71 m
Luxmi Food & Wine85 m

Nearby cafes

Cafe Delight29 m
Resta Coffee43 m
Lava Cafe109 m
La Patisserie D'or117 m

Nearby restaurants

Taste Nice30 m
Lebanese Express30 m
Bucketmouth36 m
Nando's41 m

Nearby pubs

Lewisham Tavern14 m
Joiners Arms166 m
The Watch House349 m
The Anchor382 m

Nearby gyms

PureGym78 m
Glass Mill Leisure Centre397 m
CRANK Lewisham456 m
Anytime Fitness622 m

Nearby pharmacies

Lewis Grove44 m
Superdrug216 m
Baum Pharmacy578 m
Sheel686 m

Nearby health

Lewisham Dental Practice35 m
Lewis Grove Dental Practice53 m
Toothbrush Dental125 m
Banning448 m
Food hygiene (5-star)51% of 164

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

74

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

67.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route409m
Crossrail 2 route10,085m

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)
14
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)
441
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

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
167, 167, LEWISHAM HIGH STREET, SE13 6JL28 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 5BF

Full postcodeSE13 5BF
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.462479
Longitude-0.008693
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