Blackheath · Lewisham · Lewisham North constituency · 51.46252, -0.00888

SE13 5LD— Blackheath, Lewisham

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

The practical family move

 

Top 8% LondonSchools 100%Safety 72/100Transport 57/100~0% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
72
Schools
76
Transport
57
Environment
39
Investment
36

The bottom line

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

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Location

SE13 5LD

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 5LD

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

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Postcode Personality

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“The practical family move”

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How SE13 5LD 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

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 677m

Crime is +76% above London average

Property

1 May

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£199,371/m²
Price per ft²£18,522/ft²
Avg floor area50.9 m²

EPC breakdown

C
1%
D
9%
E
4%
F
2%
G
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 15%Terraced 31%Flat 39%Other 15%

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£127,250
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, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2022 · CAGR

+5.1%

Total change

+232%

Market Activity

Price Velocity & Acceleration

Current Velocity

+79.5%

per year

Acceleration

+132.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached18.2%
Terraced36.4%
Flat/maisonette45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£95k£175k+84.2%1.5
Post-dot-com plateau2001–2004£80k£370k+362.5%1.5
GFC & correction2011–2011£176k£176k+0%1
Rate-rise correction2022–2022£315k£315k+0%4

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position75

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
4.5 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
11 min walk
Deptford Bridge DLR StationDLR
20 min walk
Greenwich DLR StationDLR
22 min walk
No bus stops within 400m

64

Walkability score

279

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)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park179m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
458m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
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 · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

324

Parks (1km)

46

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

10

Sports (1km)

24

Convenience

Nearest supermarketLidl · 349 m
3 tennis courts2 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)

237m

Post office

Nearby shops

All Wines52 m
Coat of Arms58 m
Sathyam70 m
Luxmi Food & Wine99 m

Nearby cafes

Cafe Delight16 m
Resta Coffee30 m
Lava Cafe106 m
T4 Tea For U114 m

Nearby restaurants

Lebanese Express16 m
Bucketmouth23 m
Taste Nice34 m
Nando's49 m

Nearby pubs

Lewisham Tavern7 m
Joiners Arms153 m
The Watch House345 m
The Anchor373 m

Nearby gyms

PureGym65 m
Glass Mill Leisure Centre383 m
CRANK Lewisham443 m
Anytime Fitness609 m

Nearby pharmacies

Lewis Grove38 m
Superdrug210 m
Baum Pharmacy590 m
Sheel683 m

Nearby health

Lewisham Dental Practice40 m
Lewis Grove Dental Practice47 m
Toothbrush Dental138 m
Banning435 m
Food hygiene (5-star)51% of 162

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

36

Investment score

Weak

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

Low gross yield (0.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
0.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

72.9

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 route395m
Crossrail 2 route10,072m

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 5LD

Full postcodeSE13 5LD
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.462518
Longitude-0.008879
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