Blackheath · Lewisham · Lewisham North constituency · 51.46011, -0.00405

SE13 5NZ— Blackheath, Lewisham

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

The practical family move

 

Schools 100%Safety 78/100Transport 46/100⚠ Knotweed sites nearby

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
78
Schools
76
Transport
46
Environment
39
Investment
61

The bottom line

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

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how SE13 5NZ scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

SE13 5NZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+25.0% vs London avg

Deep-dive guides for SE13 5NZ

🛡️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 5NZ 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 · 5 min walk

KS2: 104.0

★

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 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 34 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

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 716m

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area90.8 m²

EPC breakdown

B
2%
C
4%
D
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£227,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.1 W/m²K
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

1996–2014 · CAGR

+10.6%

Total change

+514%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.0%

per year

Acceleration

+1.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£55k£55k+0%2
Post-dot-com plateau2004–2004£187k£187k+0%2
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2014–2014£338k£338k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
10.6%
District
10.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
9.6 min walk
Hither Green

Nearby stations

Lewisham DLR StationDLR
10 min walk
Hither GreenNational Rail
12 min walk
Elverson Road DLR StationDLR
17 min walk
Deptford Bridge DLR StationDLR
25 min walk
Greenwich DLR StationDLR
26 min walk
No bus stops within 400m

59

Walkability score

104

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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)151
Nearest car park87m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
521m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 52%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 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

10 min walk

3

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 833 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

451

Parks (1km)

34

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

11

Convenience

No pubs within 400m — nearest: Lewisham Tavern (427 m)

Nearest supermarketLidl · 84 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)

195m

Post office

Nearby shops

Sainsbury's Local115 m
Mr Drinks UK120 m
Londis143 m
Cost Less178 m

Nearby cafes

Yummy Eats Cafe216 m
Le Grand Maghreb Cafe248 m
La Patisserie D'or303 m
Lava Cafe423 m

Nearby restaurants

The Darjeeling44 m
Pacific Pizza46 m
Wood Fire Caribbean109 m
GO-GO Masala155 m

Nearby pubs

Lewisham Tavern427 m
The Dacre Arms523 m
The Watch House533 m
Joiners Arms582 m

Nearby gyms

PureGym491 m
Evolve Fitness Studio573 m
BASE 13699 m
Glass Mill Leisure Centre808 m

Nearby pharmacies

Baum Pharmacy163 m
Lewis Grove429 m
Superdrug500 m
Lewisham Pharmacy680 m

Nearby health

Belmont Park Dental Care81 m
Toothbrush Dental292 m
Lewisham Dental Practice400 m
Lewis Grove Dental Practice433 m
Food hygiene (5-star)47% of 107

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

61

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

41.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route775m
Crossrail 2 route10,483m

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)
42
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)
80
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
KINGSLEY HOME, KINGSLEY HOME, MERCATOR ROAD, SE1327 homes
completed
Mercator Road, SE1326 homes
completed
36-56, 36-56, Lee High Road, SE13 5PT22 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 5NZ

Full postcodeSE13 5NZ
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.460107
Longitude-0.004046
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