Blackheath · Lewisham · Lewisham North constituency · 51.46107, 0.00376

SE13 5BU— Blackheath, Lewisham

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 54/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
79
Schools
88
Transport
54
Environment
59
Investment
69

The bottom line

SE13 5BU offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

SE13 5BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for SE13 5BU

🛡️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🔒 Very Safe

“The practical family move”

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How SE13 5BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Margaret's Lee CofE Primary School

Outstanding · Inspected Jul 2024 · 2 min walk

KS2: 108.6

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 22 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.6 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-0% vs borough

Crime by type

Other32%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime11%
Drug offences7%
Burglary4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 786m

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area148.9 m²

EPC breakdown

C
1%
D
5%
E
5%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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£372,250
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)
RoofPitched, no insulation (assumed)
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

1996–2022 · CAGR

+7.8%

Total change

+611%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.7%

per year

Acceleration

+8.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£214k£486k+127.1%1
Post-dot-com plateau2003–2003£610k£610k+0%1
Pre-crash peak2006–2007£651k£610k-6.3%1
GFC & correction2009–2012£725k£853k+17.7%1.5
Help-to-Buy recovery2014–2014£850k£850k+0%1
Pandemic surge2020–2021£1.10m£1.25m+13.6%1
Rate-rise correction2022–2022£1.52m£1.52m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
14.5 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
8 min walk
Lewisham DLR StationDLR
15 min walk
Elverson Road DLR StationDLR
21 min walk
Greenwich DLR StationDLR
28 min walk
Deptford Bridge DLR StationDLR
29 min walk
No bus stops within 400m

50

Walkability score

262

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria41 min ↑
Waterloo34 min ↓
Canary Wharf35 min ↓
City39 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

12

Car parks (800m)

3

EV chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
560m
🅿️
Blackheath Grove Car Park· yes
709m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

4 min walk

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 333 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

432

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

21

Sports (1km)

6

Convenience

Nearest supermarketLidl · 623 m
5 tennis courts12 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)

709m

Post office

Nearby shops

Brandram Road Corner Shop200 m
M&S Simply Food257 m
Costcutter260 m
Food Plus Express286 m

Nearby cafes

Awesome Cafe284 m
Rowdy292 m
Pistachios In The Park452 m
La Petite Boulangerie Jade559 m

Nearby restaurants

Tasty Grill262 m
Oriental Aroma263 m
Chilli Indian Street Kitchen283 m
The Fusion285 m

Nearby pubs

The Dacre Arms31 m
Rambles259 m
The Railway602 m
Duke of Edinburgh616 m

Nearby gyms

Evolve Fitness Studio284 m
BASE 13292 m
Blackheath Yoga653 m

Nearby pharmacies

Lewisham Pharmacy300 m
Baum Pharmacy499 m
Paydens Pharmacy716 m
Rains Pharmacy981 m

Nearby health

Lewisham Medical Centre288 m
Mr Azhar Khan323 m
Blackheath Hospital333 m
Belmont Park Dental Care507 m
Food hygiene (5-star)57% of 79

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

69

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
Gentrification score21/100
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

45.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,288m
Crossrail 2 route10,892m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,949 nationally

1,494

Est. population

8,730/km²

67%

Employed

63%

Degree educated

£46,000

Median income

6.3%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

22%
21%
26%
17%
14%
Under 1822%
18–3421%
35–4926%
50–6417%
65+14%

Tenure

19%
28%
27%
25%
Own outright19%
Own (mortgage)28%
Private rent27%
Social rent25%
Shared ownership0%

Ethnicity

54%
17%
14%
White British54%
White Other17%
Asian5%
Black14%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine12%
No car household46%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent27%
Social rent25%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
102
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)
18
Largest scheme
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
Pipeline pressure
NONE

Named schemes (500m)

STEPHEN JAMES BMW GARAGE, STEPHEN JAMES BMW GARAGE, LEE TERRACE, SE13 5DL30 homes
completed
Dacre Park Estate, Dacre Park Estate, DACRE PARK, SE1325 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 homes
completed
150-152, 150-152, BOONE STREET, SE1313 homes
completed
306-310a, 306-310a, Lee High Road, SE13 5PJ11 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 5BU

Full postcodeSE13 5BU
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.461071
Longitude0.003756
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