Blackheath · Lewisham · Lewisham North constituency · 51.46715, -0.00482

SE13 7EA— Blackheath, Lewisham

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

The family fortress

 

Top 5% LondonSchools 80%Safety 84/100Transport 59/100Low yield 3.26%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
84
Schools
71
Transport
59
Environment
84
Investment
44

The bottom line

SE13 7EA offers exceptional schools (80% Good/Outstanding), low crime and a green environment at £525,000 median — a strong choice for Families.

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Location

SE13 7EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.0% vs London avg
vs London income+16.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE13 7EA

🛡️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 7EA 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 · 12 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 · 25 min walk

4 primaries · 1 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 · 969m

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

+11.7%

This year

Flat

Dominant type

Price history

5-year change
-2.3%
Sales (24 months)7
New build0.0%
Avg detached£10,515,000
Avg semi-detached£2,377,500
Avg flat£443,000
Price per m²£6,434/m²
Price per ft²£598/ft²
Avg floor area86.9 m²

EPC breakdown

C
12%
D
37%
E
7%
F
1%

Based on 57 properties · Confidence: high

Street mix

Semi 4%Detached 2%Flat 93%Other 1%

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£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

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

10.8×

Price-to-income

£2,626/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£217,250
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

+6%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.7%

per year

Acceleration

+40.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 115 sales

Property Type Mix

Total: 115 sales

Detached0.9%
Semi-detached4.3%
Flat/maisonette94.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£155k+69%5.3
Post-dot-com plateau2001–2004£155k£235k+51.6%5.2
Pre-crash peak2005–2007£187k£285k+52.8%4.3
GFC & correction2008–2012£285k£301k+5.5%2.8
Help-to-Buy recovery2013–2016£308k£455k+48%3.2
Brexit uncertainty2017–2019£535k£439k-18%2.3
Pandemic surge2020–2020£538k£538k+0%3
Rate-rise correction2022–2023£495k£658k+32.8%2.5
Current market2024–2025£470k£525k+11.7%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

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
6.9 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
17 min walk
Deptford Bridge DLR StationDLR
18 min walk
1 bus routes · 6 stops within 400m

39

Walkability score

197

Footpaths (500m)

0

Santander docks (800m)

1.4 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

13

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park494m
Santander docks (800m)0
Nearest cycle dock1.4 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: 49%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 901 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

455

Parks (1km)

21

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Anchor (446 m)

Nearest supermarketLidl · 750 m
13 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)

650m

Post office

Nearby shops

Kiki & Miumiu542 m
Majestic581 m
Matu Enterprise593 m
All Wines595 m

Nearby cafes

Maggie's497 m
Cafe Delight582 m
Ding Tea587 m
La Patisserie D'or602 m

Nearby restaurants

Payîz464 m
Lebanese Express587 m
Sajee595 m
Fuasian596 m

Nearby pubs

The Anchor446 m
Lewisham Tavern594 m
The Hare and Billet598 m
Joiners Arms599 m

Nearby gyms

PureGym602 m
CRANK Lewisham691 m
Silkworks Gym694 m
Glass Mill Leisure Centre717 m

Nearby pharmacies

Lewis Grove626 m
Superdrug791 m
Baum Pharmacy924 m

Nearby health

Lewisham Dental Practice618 m
Toothbrush Dental623 m
Lewis Grove Dental Practice634 m
Banning690 m
Food hygiene (5-star)53% of 72

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

44

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score21/100
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

60.5

Price growth score

C
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route654m
Crossrail 2 route9,993m

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+1.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
86
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
1, 1, ABERDEEN TERRACE, SE313 homes
completed
38-42, 38-42, GRANVILLE PARK, SE1312 homes
completed
10, 10, Belmont Grove, SE13 5DW4 homes
completed
68, 68, GRANVILLE PARK, SE13 7DX3 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 (£525,000)

£13,750

Standard buyer

£5,000

First-time buyer

Save £8,750

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 7EA

Full postcodeSE13 7EA
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.467152
Longitude-0.004818
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