Blackheath · Lewisham · Lewisham North constituency · 51.46297, -0.00136

SE13 5DP— Blackheath, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 51/100Yield 3.68%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
72
Schools
88
Transport
51
Environment
58
Investment
50

The bottom line

SE13 5DP offers exceptional schools (100% Good/Outstanding) and low crime at £465,000 median — a strong choice for Families.

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Location

SE13 5DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-10.6% vs London avg
vs London income+16.0% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for SE13 5DP

🛡️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

“High-connectivity investment target”

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How SE13 5DP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

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

Primary

John Ball Primary School

Outstanding · Inspected May 2024 · 7 min walk

KS2: 107.3

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 18 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 35 min walk

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.0km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£465,000

Median sale price

11% below London median

£465,000 is 11% below the London median (£520,000)

-4.9%

This year

Flat

Dominant type

Price history

5-year change
+2.2%
Sales (24 months)5
New build0.0%
Avg flat£465,000
Price per m²£5,602/m²
Price per ft²£520/ft²
Avg floor area80.8 m²

EPC breakdown

C
25%
D
4%
F
1%
G
2%

Based on 32 properties · Confidence: high

Street mix

Semi 5%Terraced 16%Detached 3%Flat 75%Other 1%

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£10,750
First-time buyerFTB
£2,000
Additional propertyBTL/2nd
£24,700

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

9.5×

Price-to-income

£2,326/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£202,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, 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

1998–2026 · CAGR

+4.1%

Total change

+208%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.6%

per year

Acceleration

+68.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 128 sales

Property Type Mix

Total: 128 sales

Detached3.1%
Semi-detached5.5%
Terraced15.6%
Flat/maisonette75.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£157k£198k+25.5%16.7
Post-dot-com plateau2001–2004£240k£352k+46.7%5.5
Pre-crash peak2005–2007£354k£330k-6.7%4.3
GFC & correction2008–2012£283k£333k+17.7%3.8
Help-to-Buy recovery2013–2016£342k£522k+52.9%2.5
Brexit uncertainty2017–2019£540k£565k+4.6%2
Pandemic surge2020–2021£518k£455k-12.1%1.5
Rate-rise correction2022–2022£588k£588k+0%2
Current market2024–2026£488k£485k-0.5%1.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
3.1%
District
3.1%
Semi-detached+0% α
Local
9.3%
District
9.3%
Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
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
9.7 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
10 min walk
Lewisham DLR StationDLR
10 min walk
Elverson Road DLR StationDLR
16 min walk
Greenwich DLR StationDLR
24 min walk
Deptford Bridge DLR StationDLR
24 min walk
No bus stops within 400m

45

Walkability score

178

Footpaths (500m)

0

Santander docks (800m)

1.8 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park137m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
638m

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: 15.0 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: 6.7 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

7 min walk

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 562 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

620

Parks (1km)

23

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Dacre Arms (396 m)

Nearest supermarketLidl · 387 m
3 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

370m

Post office

Nearby shops

Majestic159 m
Hua Xia Oriental Food Specialists365 m
AM Stores373 m
Asian Food Specialists378 m

Nearby cafes

Yummy Eats Cafe397 m
Le Grand Maghreb Cafe410 m
La Patisserie D'or424 m
Cafe Delight535 m

Nearby restaurants

Ade's Kitchen383 m
Triple A Kitchen394 m
Pizza GoGo400 m
Tops Pizza403 m

Nearby pubs

The Dacre Arms396 m
Lewisham Tavern527 m
Rambles631 m
Joiners Arms653 m

Nearby gyms

PureGym585 m
Evolve Fitness Studio611 m
BASE 13681 m
Blackheath Yoga744 m

Nearby pharmacies

Baum Pharmacy453 m
Lewis Grove551 m
Lewisham Pharmacy678 m
Superdrug700 m

Nearby health

Belmont Park Dental Care391 m
Toothbrush Dental433 m
Lewisham Dental Practice522 m
Mr Azhar Khan537 m
Food hygiene (5-star)49% of 67

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

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
3.7% (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 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

65

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route900m
Crossrail 2 route10,511m

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%
Price vs London-10.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
69
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
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)
54
Largest scheme
139 homes · FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3
Pipeline pressure
NONE

Named schemes (500m)

FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3139 homes
completed
BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL88 homes
completed
STEPHEN JAMES BMW GARAGE, STEPHEN JAMES BMW GARAGE, LEE TERRACE, SE13 5DL30 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£465,000)

£10,750

Standard buyer

£2,000

First-time buyer

Save £8,750

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 5DP

Full postcodeSE13 5DP
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.462966
Longitude-0.001359
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