Blackheath · Lewisham · Lewisham North constituency · 51.46579, -0.00620

SE13 7DX— Blackheath, Lewisham

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

The family fortress

 

Top 5% LondonSchools 80%Safety 84/100Transport 61/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
84
Schools
64
Transport
61
Environment
84
Investment
55

The bottom line

SE13 7DX offers exceptional schools (80% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

SE13 7DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE13 7DX

🛡️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 7DX 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 · 9 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 14 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

49.7 incidents per 1,000 residents

Better than 63% of London
→ Stable

-35% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Anti-social behaviour20%
Vehicle crime10%
Drug offences6%
Burglary6%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.0km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,445/m²
Price per ft²£692/ft²
Avg floor area63.2 m²

EPC breakdown

B
1%
C
40%
D
33%
E
7%
F
1%

Based on 82 properties · Confidence: high

Street mix

Semi 4%Flat 96%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£158,000
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 DAnnual charge £1,892
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-14.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 98 sales

Property Type Mix

Total: 98 sales

Semi-detached4.1%
Flat/maisonette95.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£157k+118.4%5.5
Post-dot-com plateau2001–2003£184k£208k+12.8%5.3
Pre-crash peak2005–2007£265k£296k+11.5%4
GFC & correction2008–2012£275k£319k+15.8%2.5
Help-to-Buy recovery2013–2016£355k£425k+19.7%2.2
Brexit uncertainty2017–2019£175k£470k+168.6%2
Pandemic surge2020–2021£448k£448k+0%3.5
Rate-rise correction2022–2023£475k£435k-8.4%1
Current market2024–2026£481k£450k-6.3%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
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
5.3 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
6 min walk
LewishamNational Rail
7 min walk
Elverson Road DLR StationDLR
10 min walk
Greenwich DLR StationDLR
18 min walk
Deptford Bridge DLR StationDLR
18 min walk
1 bus routes · 6 stops within 400m · 46 buses/hr peak

46

Walkability score

249

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

17

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)7
Nearest car park390m
Santander docks (800m)0
Nearest cycle dock1.5 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 qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter 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: 52%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

11 min walk

1

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 934 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

414

Parks (1km)

33

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Anchor (318 m)

Nearest supermarketLidl · 603 m
7 tennis courts5 swimming pools1 sports halls

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)

493m

Post office

Nearby shops

Kiki & Miumiu402 m
All Wines418 m
Matu Enterprise419 m
Coat of Arms423 m

Nearby cafes

Maggie's366 m
Cafe Delight403 m
Ding Tea415 m
Resta Coffee423 m

Nearby restaurants

Payîz332 m
Lebanese Express407 m
Sajee419 m
Bucketmouth421 m

Nearby pubs

The Anchor318 m
Lewisham Tavern415 m
Joiners Arms424 m
The Hare and Billet729 m

Nearby gyms

PureGym423 m
CRANK Lewisham555 m
Glass Mill Leisure Centre566 m
Silkworks Gym634 m

Nearby pharmacies

Lewis Grove447 m
Superdrug612 m
Baum Pharmacy800 m

Nearby health

Lewisham Dental Practice440 m
Toothbrush Dental453 m
Lewis Grove Dental Practice455 m
Banning553 m
Food hygiene (5-star)50% of 123

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

55

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months3

Rental market

Very High

Demand

Very 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

73.4

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route530m
Crossrail 2 route10,058m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,332 nationally

1,409

Est. population

9,827/km²

68%

Employed

69%

Degree educated

£48,700

Median income

4.1%

Claimant rate

Urban coreHigh densityYoung professionals

40

Community stability

Age profile

19%
24%
27%
18%
Under 1819%
18–3424%
35–4927%
50–6418%
65+12%

Tenure

21%
26%
35%
19%
Own outright21%
Own (mortgage)26%
Private rent35%
Social rent19%
Shared ownership0%

Ethnicity

58%
16%
White British58%
White Other16%
Asian7%
Black10%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine10%
No car household43%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent35%
Social rent19%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
60
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)

FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3139 homes
completed
FORMER AUXILLIARY EDUCATIONAL BUILDINGS, FORMER AUXILLIARY EDUCATIONAL BUILDINGS, GRANVILLE PARK, SE1336 homes
completed
36-56, 36-56, Lee High Road, SE13 5PT22 homes
completed
65, 65, LEWISHAM HIGH STREET, SE13 5JX20 homes
completed
SITE OF, 30, SITE OF, 30, BELMONT HILL, SE1315 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 7DX

Full postcodeSE13 7DX
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.465791
Longitude-0.006202
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