Blackheath · Lewisham · Lewisham North constituency · 51.46642, -0.00439

SE13 7DY— Blackheath, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 80%Safety 84/100Transport 59/100Low yield 2.25%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
84
Schools
71
Transport
59
Environment
84
Investment
48

The bottom line

SE13 7DY offers exceptional schools (80% Good/Outstanding), low crime and a green environment at £760,000 median — a strong choice for Families.

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Location

SE13 7DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+46.2% vs London avg
vs London income+16.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE13 7DY

🛡️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 7DY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

All Saints' Church of England Primary School Blackheath

Good · Inspected Sept 2019 · 8 min walk

KS2: 105.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 13 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

Robert Owen Nursery School

Not inspected · 31 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 · 1.1km

Crime is 24% below 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.

£760,000

Median sale price

Top 25% — 46% above London median

£760,000 is 46% above the London median (£520,000)

+353.9%

This year

Flat

Dominant type

Price history

5-year change
-64.2%
Sales (24 months)5
New build0.0%
Avg terraced£3,450,000
Avg flat£627,500
Price per m²£6,859/m²
Price per ft²£637/ft²
Avg floor area114.3 m²

EPC breakdown

C
15%
D
37%
E
9%
G
1%

Based on 62 properties · Confidence: high

Street mix

Semi 13%Terraced 9%Detached 2%Flat 77%

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£25,500
First-time buyerFTB
£25,500
Additional propertyBTL/2nd
£48,300

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

15.6×

Price-to-income

£3,802/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£285,750
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

1995–2026 · CAGR

+12.9%

Total change

+4219%

Market Activity

Price Velocity & Acceleration

Current Velocity

+353.9%

per year

Acceleration

+300.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 135 sales

Property Type Mix

Total: 135 sales

Detached1.5%
Semi-detached12.6%
Terraced8.9%
Flat/maisonette77%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£365k+357%6.3
Post-dot-com plateau2001–2004£315k£1.14m+261.1%5
Pre-crash peak2005–2007£304k£368k+20.8%6.3
GFC & correction2008–2012£270k£321k+18.7%3.6
Help-to-Buy recovery2013–2016£610k£620k+1.6%4
Brexit uncertainty2017–2019£511k£940k+84%2.7
Pandemic surge2021–2021£2.13m£2.13m+0%3
Rate-rise correction2022–2023£1.10m£643k-41.6%4
Current market2024–2026£495k£3.45m+597%1.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
7.8%
District
7.8%
Semi-detached+0% α
Local
17.6%
District
17.6%
Terraced+0% α
Local
18.3%
District
18.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
Trend Position10

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
7 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
8 min walk
LewishamNational Rail
8 min walk
Elverson Road DLR StationDLR
11 min walk
Greenwich DLR StationDLR
18 min walk
Deptford Bridge DLR StationDLR
19 min walk
1 bus routes · 3 stops within 400m · 20 buses/hr peak

42

Walkability score

197

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)7
Nearest car park513m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
771m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 6.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

1

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 839 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

477

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Anchor (451 m)

Nearest supermarketLidl · 670 m
12 tennis courts5 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)

574m

Post office

Nearby shops

Majestic502 m
Luxmi Food & Wine532 m
All Wines535 m
Lee General Stores536 m

Nearby cafes

Maggie's501 m
Cafe Delight531 m
La Patisserie D'or534 m
Resta Coffee552 m

Nearby restaurants

Payîz467 m
Perfect Chicken & Ribs532 m
Fuasian532 m
Rio Ice cream & Cake534 m

Nearby pubs

The Anchor451 m
Lewisham Tavern540 m
Joiners Arms565 m
The Hare and Billet588 m

Nearby gyms

PureGym557 m
CRANK Lewisham693 m
Glass Mill Leisure Centre708 m
Silkworks Gym736 m

Nearby pharmacies

Lewis Grove573 m
Superdrug742 m
Baum Pharmacy839 m

Nearby health

Toothbrush Dental554 m
Lewisham Dental Practice562 m
Lewis Grove Dental Practice581 m
Banning692 m
Food hygiene (5-star)50% of 78

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

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

49.4

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route664m
Crossrail 2 route10,077m

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%
Price vs London+46.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
74
Borough approval rate
61%
Historic landfill (400m)
1
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)
49
Largest scheme
139 homes · FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3
Pipeline pressure
NONE

Named schemes (500m)

FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3139 homes
completed
SITE OF, 30, SITE OF, 30, BELMONT HILL, SE1315 homes
completed
1, 1, ABERDEEN TERRACE, SE313 homes
completed
38-42, 38-42, GRANVILLE PARK, SE1312 homes
completed
OUR LADY OF LOURDES SCHOOL, OUR LADY OF LOURDES SCHOOL, BELMONT HILL, SE13 5DZ9 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 (£760,000)

£25,500

Standard buyer

£25,500

First-time buyer

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 7DY

Full postcodeSE13 7DY
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.466417
Longitude-0.004390
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