Blackheath · Lewisham · Lewisham North constituency · 51.45881, 0.00381

SE13 5TF— Blackheath, Lewisham

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

The practical family move

 

Schools 100%Safety 69/100Transport 46/100

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
69
Schools
88
Transport
46
Environment
41
Investment
64

The bottom line

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

The catch: high noise levels nearby.

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Location

SE13 5TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 5TF

🛡️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

“The practical family move”

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How SE13 5TF 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 · 2 min walk

KS2: 108.6

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 25 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 · 40 min walk

5 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

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 654m

Crime is +108% above London average

Property

Prices, sales volume and market trends

Avg floor area53.3 m²

EPC breakdown

B
1%
C
3%

Based on 4 properties · Confidence: low

Street mix

Terraced 11%Flat 89%

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£133,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (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

1997–2021 · CAGR

+4.4%

Total change

+179%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-51.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 18 sales

Property Type Mix

Total: 18 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£106k£96k-9.3%2.3
Post-dot-com plateau2001–2003£89k£167k+88.1%1.7
Pre-crash peak2005–2005£173k£173k+0%1
Help-to-Buy recovery2013–2015£218k£200k-8.5%1
Brexit uncertainty2018–2018£300k£300k+0%1
Pandemic surge2021–2021£296k£296k+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 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

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
15.9 min walk
Hither Green

Nearby stations

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

47

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

2.2 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)

3

EV chargers (800m)

Nearest car park420m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
799m

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: 9.0 µg/m³
Worse air than 53% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

7 min walk

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 552 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

402

Parks (1km)

15

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

6

Convenience

Nearest supermarketLidl · 648 m
5 tennis courts8 swimming pools

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)

606m

Post office

Nearby shops

Costcutter9 m
Food Plus Express47 m
M&S Simply Food51 m
Quick Shopping84 m

Nearby cafes

Awesome Cafe34 m
Rowdy91 m
Pistachios In The Park214 m
With Jam And Bread427 m

Nearby restaurants

Tasty Grill32 m
Taste of Tennessee39 m
Canton Kitchen42 m
Oriental Aroma43 m

Nearby pubs

Rambles75 m
The Dacre Arms241 m
Duke of Edinburgh445 m
Old Tigers Head564 m

Nearby gyms

Evolve Fitness Studio33 m
BASE 13136 m
Blackheath Yoga885 m

Nearby pharmacies

Lewisham Pharmacy115 m
Baum Pharmacy444 m
Rains Pharmacy753 m
Paydens Pharmacy943 m

Nearby health

Lewisham Medical Centre55 m
Belmont Park Dental Care494 m
Mr Azhar Khan549 m
Blackheath Hospital552 m
Food hygiene (5-star)51% 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

64

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 score17/100
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

26.2

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,338m
Crossrail 2 route11,043m

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)
67
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)
22
Largest scheme
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
Pipeline pressure
NONE

Named schemes (500m)

Dacre Park Estate, Dacre Park Estate, DACRE PARK, SE1325 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 homes
completed
150-152, 150-152, BOONE STREET, SE1313 homes
completed
306-310a, 306-310a, Lee High Road, SE13 5PJ11 homes
completed
Garage site at, Garage site at, Dacre Park, SE139 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 5TF

Full postcodeSE13 5TF
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.458813
Longitude0.003815
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