Blackheath · Lewisham · Lewisham North constituency · 51.46054, -0.00547

SE13 5FF— Blackheath, Lewisham

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

The practical family move

 

Schools 100%Safety 78/100Transport 48/100~7% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
78
Schools
76
Transport
48
Environment
38
Investment
59

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE13 5FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+25.0% vs London avg

Deep-dive guides for SE13 5FF

🛡️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🍕 Buzzing

“The practical family move”

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How SE13 5FF 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 · 21 min walk

P8: +0.17A8: 52.7

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 33 min walk

4 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

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 659m

Crime is +25% 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£4,560/m²
Price per ft²£424/ft²
Avg floor area52.5 m²

EPC breakdown

B
18%
C
19%

Based on 37 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£131,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2025 · CAGR

+2.9%

Total change

+49%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.8%

per year

Acceleration

-28.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 47 sales

Property Type Mix

Total: 47 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£167k£245k+46.9%18
Help-to-Buy recovery2013–2016£180k£300k+66.7%1
Brexit uncertainty2017–2019£382k£290k-24.1%1.7
Rate-rise correction2022–2023£370k£360k-2.7%1
Current market2025–2025£249k£249k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
14.8%
District
14.8%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
8.4 min walk
Hither Green→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
9 min walk
Hither GreenNational Rail
12 min walk
Elverson Road DLR StationDLR
15 min walk
Deptford Bridge DLR StationDLR
24 min walk
Greenwich DLR StationDLR
25 min walk
No bus stops within 400m

64

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

1.9 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)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park38m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
449m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 58%
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

11 min walk

1

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 905 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

385

Parks (1km)

40

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

14

Convenience

No pubs within 400m — nearest: Lewisham Tavern (319 m)

Nearest supermarketLidl · 27 m
3 tennis courts1 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)

98m

Post office

Nearby shops

Sputnick86 m
Hua Xia Oriental Food Specialists87 m
Shop Brazil96 m
AM Stores107 m

Nearby cafes

Yummy Eats Cafe111 m
Le Grand Maghreb Cafe143 m
La Patisserie D'or200 m
Lava Cafe313 m

Nearby restaurants

Triple A Kitchen107 m
Pizza GoGo120 m
The Darjeeling127 m
Ade's Kitchen131 m

Nearby pubs

Lewisham Tavern319 m
The Watch House438 m
Joiners Arms474 m
The Dacre Arms614 m

Nearby gyms

PureGym383 m
Evolve Fitness Studio682 m
Glass Mill Leisure Centre699 m
CRANK Lewisham765 m

Nearby pharmacies

Baum Pharmacy267 m
Lewis Grove320 m
Superdrug393 m
Sheel688 m

Nearby health

Toothbrush Dental186 m
Belmont Park Dental Care189 m
Lewisham Dental Practice291 m
Lewis Grove Dental Practice324 m
Food hygiene (5-star)47% of 146

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

59

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

62.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route669m
Crossrail 2 route10,373m

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
No
Article 4 area
Yes
Listed buildings (800m)
38
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)
1
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
91
Largest scheme
139 homes · FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3
Pipeline pressure
NONE

Named schemes (500m)

KINGSLEY HOME, KINGSLEY HOME, MERCATOR ROAD, SE1327 homes
completed
Mercator Road, SE1326 homes
completed
FIRST FLOOR TO FOURTH FLOOR, 73-77 LEWISHAM HIGH STREET, LONDON, SE13 5JX23 homes
completed
36-56, 36-56, Lee High Road, SE13 5PT22 homes
completed
LEWIS HOUSE, LEWIS HOUSE, LEWIS GROVE, SE13 4DH18 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 5FF

Full postcodeSE13 5FF
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.460545
Longitude-0.005466
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