Blackheath · Lewisham · Lewisham North constituency · 51.45873, 0.00105

SE13 5PF— Blackheath, Lewisham

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 47/100~6% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
69
Schools
88
Transport
47
Environment
41
Investment
60

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

SE13 5PF

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 income+9.5% vs London avg
vs London crime+108.0% vs London avg

Deep-dive guides for SE13 5PF

🛡️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 5PF 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 · 24 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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

135.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+78% vs borough

Crime by type

Other40%
Violence & sexual offences20%
Anti-social behaviour12%
Vehicle crime9%
Drug offences5%
Robbery5%
Burglary5%
Theft3%

Road safety

96

Road safety score

4

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 833m

Crime is +108% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,596/m²
Price per ft²£520/ft²
Avg floor area54.5 m²

EPC breakdown

B
1%
C
15%
D
15%
E
2%

Based on 33 properties · Confidence: high

Street mix

Semi 2%Terraced 4%Flat 94%

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£136,250
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 fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,472
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+5.8%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.9%

per year

Acceleration

-81.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 46 sales

Property Type Mix

Total: 46 sales

Terraced4.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£52k£68k+30.9%1.7
Post-dot-com plateau2001–2004£117k£135k+15.1%2.3
Pre-crash peak2005–2007£152k£180k+18.4%2.7
GFC & correction2008–2011£188k£198k+5.1%1.7
Help-to-Buy recovery2013–2016£247k£400k+61.9%2.5
Brexit uncertainty2017–2019£343k£293k-14.7%1.5
Pandemic surge2020–2020£370k£370k+0%1
Rate-rise correction2022–2023£306k£220k-28.2%2.5
Current market2025–2026£350k£270k-22.9%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
14.1 min walk
Hither Green

Nearby stations

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

49

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria52 min ↑
Waterloo37 min ↓
Canary Wharf43 min ↓
City41 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

12

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)7
Nearest car park333m
Santander docks (800m)0
Nearest cycle dock2.1 km

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

8 min walk

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 654 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

368

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

6

Convenience

Nearest supermarketLidl · 469 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)

571m

Post office

Nearby shops

Quick Shopping115 m
Brandram Road Corner Shop140 m
Food Plus Express162 m
Costcutter195 m

Nearby cafes

Awesome Cafe187 m
Rowdy280 m
Pistachios In The Park344 m
Lewisham Arts Cafe390 m

Nearby restaurants

Spice of Life108 m
Oriental Aroma151 m
Tasty Grill162 m
Canton Kitchen169 m

Nearby pubs

Rambles268 m
The Dacre Arms295 m
Duke of Edinburgh615 m
Station Hotel636 m

Nearby gyms

Evolve Fitness Studio193 m
BASE 13329 m
The Lane881 m
Blackheath Yoga971 m

Nearby pharmacies

Baum Pharmacy253 m
Lewisham Pharmacy305 m
Rains Pharmacy677 m
Lewis Grove812 m

Nearby health

Lewisham Medical Centre238 m
Belmont Park Dental Care309 m
Mr Azhar Khan643 m
Blackheath Hospital654 m
Food hygiene (5-star)46% of 68

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

60

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

40.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,151m
Crossrail 2 route10,868m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,885 nationally

1,966

Est. population

16,625/km²

63%

Employed

49%

Degree educated

£46,000

Median income

9.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

22%
25%
24%
20%
Under 1822%
18–3425%
35–4924%
50–6420%
65+8%

Tenure

18%
33%
39%
Own outright10%
Own (mortgage)18%
Private rent33%
Social rent39%
Shared ownership0%
Rent free0%

Ethnicity

36%
17%
25%
White British36%
White Other17%
Asian7%
Black25%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household64%
Unemployed10%
No qualifications15%

Housing tenure (Census 2021)

Social rent39%
Private rent33%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
55
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)
43
Largest scheme
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
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
Dacre Park Estate, Dacre Park Estate, DACRE PARK, SE1325 homes
completed
SITE OF, 1-5, SITE OF, 1-5, WEARDALE ROAD, SE1318 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 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 5PF

Full postcodeSE13 5PF
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.458734
Longitude0.001048
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