Blackheath · Lewisham · Lewisham North constituency · 51.46098, 0.00047

SE13 5EA— Blackheath, Lewisham

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

The practical family move

 

Schools 100%Safety 78/100Transport 49/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
61
Safety
78
Schools
88
Transport
49
Environment
41
Investment
56

The bottom line

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

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Location

SE13 5EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+25.0% vs London avg

Deep-dive guides for SE13 5EA

🛡️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 5EA 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 · 4 min walk

KS2: 108.6

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 21 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.1 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+7% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour17%
Drug offences11%
Vehicle crime7%
Burglary6%
Theft4%
Robbery2%

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 · 970m

Crime is +25% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£5,807/m²
Price per ft²£540/ft²
Avg floor area63.2 m²

EPC breakdown

B
3%
C
63%
D
8%
E
1%

Based on 75 properties · Confidence: high

Street mix

Semi 2%Terraced 17%Detached 10%Flat 67%Other 4%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£158,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+4.1%

Total change

+238%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.8%

per year

Acceleration

+62.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 45 sales

Property Type Mix

Total: 45 sales

Detached11.1%
Semi-detached2.2%
Terraced15.6%
Flat/maisonette71.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£125k£145k+16%2
Post-dot-com plateau2001–2004£253k£195k-22.8%2.5
Pre-crash peak2005–2007£221k£441k+100.1%1.3
GFC & correction2008–2010£228k£227k-0.4%1.3
Help-to-Buy recovery2015–2016£385k£420k+9.1%1.5
Brexit uncertainty2019–2019£260k£260k+0%2
Pandemic surge2020–2021£932k£290k-68.9%2
Rate-rise correction2022–2023£292k£308k+5.5%4
Current market2024–2026£440k£422k-4.1%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
12.1 min walk
Hither Green

Nearby stations

Hither GreenNational Rail
13 min walk
Lewisham DLR StationDLR
13 min walk
Elverson Road DLR StationDLR
19 min walk
Greenwich DLR StationDLR
27 min walk
Deptford Bridge DLR StationDLR
27 min walk
No bus stops within 400m

48

Walkability score

169

Footpaths (500m)

0

Santander docks (800m)

1.9 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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)7
Nearest car park86m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
684m

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: 9.0 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: 6.9 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 52%
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

6 min walk

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 512 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

538

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketLidl · 395 m
4 tennis courts3 swimming pools

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)

452m

Post office

Nearby shops

Brandram Road Corner Shop134 m
Majestic261 m
Cost Less302 m
Quick Shopping310 m

Nearby cafes

Awesome Cafe355 m
Rowdy416 m
Yummy Eats Cafe482 m
Le Grand Maghreb Cafe508 m

Nearby restaurants

Imma Kandey293 m
Bagel Twinz298 m
Spice of Life308 m
Wood Fire Caribbean315 m

Nearby pubs

The Dacre Arms200 m
Rambles388 m
Lewisham Tavern671 m
The Railway767 m

Nearby gyms

Evolve Fitness Studio359 m
BASE 13444 m
PureGym736 m
Blackheath Yoga788 m

Nearby pharmacies

Baum Pharmacy309 m
Lewisham Pharmacy436 m
Lewis Grove686 m
Paydens Pharmacy857 m

Nearby health

Belmont Park Dental Care294 m
Lewisham Medical Centre390 m
Mr Azhar Khan493 m
Blackheath Hospital512 m
Food hygiene (5-star)41% of 69

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

56

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42.9

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,065m
Crossrail 2 route10,739m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,878 nationally

2,158

Est. population

15,789/km²

60%

Employed

43%

Degree educated

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

20%
24%
24%
19%
Under 1820%
18–3424%
35–4924%
50–6419%
65+13%

Tenure

18%
26%
44%
Own outright10%
Own (mortgage)18%
Private rent26%
Social rent44%
Shared ownership2%
Rent free0%

Ethnicity

28%
17%
29%
White British28%
White Other17%
Asian13%
Black29%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household61%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent44%
Private rent26%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
77
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)
47
Largest scheme
139 homes · FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3
Pipeline pressure
NONE

Named schemes (500m)

BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL88 homes
completed
170-174, 170-174, Lee High Road, SE13 5PL35 homes
completed
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
SITE OF, 1-5, SITE OF, 1-5, WEARDALE ROAD, SE1318 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 5EA

Full postcodeSE13 5EA
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.460983
Longitude0.000469
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