Blackheath · Lewisham · Lewisham North constituency · 51.46526, -0.00720

SE13 7DW— Blackheath, Lewisham

Location and area intelligence for SE13 7DW, Blackheath, Lewisham

The family fortress

 

Bottom 25% LondonSchools 80%Safety 78/100Transport 61/100Yield 4.56%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
78
Schools
64
Transport
61
Environment
67
Investment
51

The bottom line

SE13 7DW offers exceptional schools (80% Good/Outstanding) and low crime at £375,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE13 7DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-27.9% vs London avg
vs London income+16.0% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE13 7DW

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

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“The family fortress”

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How SE13 7DW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 8 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 15 min walk

P8: +0.17A8: 52.7

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.3 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+10% vs borough

Crime by type

Other32%
Anti-social behaviour29%
Violence & sexual offences28%
Vehicle crime5%
Drug offences3%
Burglary2%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lewisham Fire Station · 1.0km

Crime is +28% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£375,000

Median sale price

Bottom 25% — 28% below London median

£375,000 is 28% below the London median (£520,000)

-33.3%

This year

Flat

Dominant type

Price history

5-year change
-1.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£650,000
Avg flat£370,000
Price per m²£5,194/m²
Price per ft²£483/ft²
Avg floor area73.9 m²

EPC breakdown

C
14%
D
56%
E
6%

Based on 76 properties · Confidence: high

Street mix

Semi 7%Flat 91%Other 2%

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

Stamp duty

Standard buyer£6,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.7×

Price-to-income

£1,876/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£184,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+443%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.8%

per year

Acceleration

-17.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 147 sales

Property Type Mix

Total: 147 sales

Semi-detached7.5%
Flat/maisonette92.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£153k+126.8%5.5
Post-dot-com plateau2001–2004£173k£199k+15%9
Pre-crash peak2005–2007£250k£275k+10%7
GFC & correction2008–2012£205k£241k+17.6%2.6
Help-to-Buy recovery2013–2016£258k£370k+43.7%3.5
Brexit uncertainty2017–2019£569k£520k-8.6%3.3
Pandemic surge2020–2021£324k£380k+17.5%3.5
Rate-rise correction2022–2023£355k£448k+26.1%3.5
Current market2024–2025£444k£365k-17.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
4.4 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
10 min walk
Deptford Bridge DLR StationDLR
18 min walk
Greenwich DLR StationDLR
19 min walk
1 bus routes · 8 stops within 400m · 100 buses/hr peak

56

Walkability score

292

Footpaths (500m)

0

Santander docks (800m)

1.5 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

18

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)151
Nearest car park335m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Slaithwaite Road144 spaces· free-£8.40
784m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

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

12 min walk

1

GPs within 1km

9

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 988 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

362

Parks (1km)

37

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

5

Convenience

Nearest supermarketLidl · 558 m
4 tennis courts3 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)

281m

Post office

Nearby shops

Kiki & Miumiu324 m
Matu Enterprise328 m
Coat of Arms335 m
Lewisham Express Food & Wine336 m

Nearby cafes

Maggie's296 m
Cafe Delight319 m
Ding Tea324 m
Resta Coffee338 m

Nearby restaurants

Payîz263 m
Lebanese Express323 m
Subway335 m
Momo & Co335 m

Nearby pubs

The Anchor252 m
Joiners Arms333 m
Lewisham Tavern333 m
The Watch House666 m

Nearby gyms

PureGym335 m
CRANK Lewisham478 m
Glass Mill Leisure Centre481 m
Silkworks Gym594 m

Nearby pharmacies

Lewis Grove364 m
Superdrug525 m
Baum Pharmacy771 m
Sheel1.0 km

Nearby health

Lewisham Dental Practice361 m
Lewis Grove Dental Practice371 m
Toothbrush Dental388 m
Banning475 m
Food hygiene (5-star)50% of 141

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

E

High street health

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

62.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route459m
Crossrail 2 route10,064m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,918 nationally

1,680

Est. population

10,101/km²

61%

Employed

53%

Degree educated

£48,700

Median income

7.4%

Claimant rate

Urban coreHigh densitySocially diverse / deprived

40

Community stability

Age profile

19%
29%
22%
19%
Under 1819%
18–3429%
35–4922%
50–6419%
65+11%

Tenure

14%
20%
23%
40%
Own outright14%
Own (mortgage)20%
Private rent23%
Social rent40%
Shared ownership3%

Ethnicity

43%
13%
23%
White British43%
White Other13%
Asian10%
Black23%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household49%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Social rent40%
Private rent23%

vs. London

Income vs London+16.0%
Price vs London-27.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
35
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Historic landfill (400m)
1
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)
433
Largest scheme
365 homes · FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH
Pipeline pressure
NONE

Named schemes (500m)

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
167, 167, LEWISHAM HIGH STREET, SE13 6JL28 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£375,000)

£6,250

Standard buyer

£0

First-time buyer

Save £6,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE13 7DW

Full postcodeSE13 7DW
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.465260
Longitude-0.007204
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