Blackheath · Lewisham · Lewisham North constituency · 51.46990, -0.01181

SE13 7NP— Blackheath, Lewisham

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

The family fortress

 

Bottom 25% LondonSchools 67%Safety 79/100Transport 60/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
63
Transport
60
Environment
84
Investment
38

The bottom line

SE13 7NP offers low crime and a green environment — a strong choice for Families.

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Location

SE13 7NP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for SE13 7NP

🛡️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🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE13 7NP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

63

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 2 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 10 min walk

P8: +0.17A8: 52.7

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.2 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+0% vs borough

Crime by type

Violence & sexual offences33%
Other26%
Anti-social behaviour19%
Drug offences7%
Vehicle crime6%
Burglary5%
Theft3%
Robbery2%

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 · 459m

Crime is +17% above 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£6,129/m²
Price per ft²£569/ft²
Avg floor area107 m²

EPC breakdown

C
1%
D
15%
E
3%

Based on 19 properties · Confidence: medium

Street mix

Semi 59%Terraced 31%Detached 5%Flat 5%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£267,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,682
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.6%

Total change

+586%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.4%

per year

Acceleration

-30.65

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 59 sales

Property Type Mix

Total: 59 sales

Detached5.1%
Semi-detached59.3%
Terraced30.5%
Flat/maisonette5.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£174k+123.1%2.2
Post-dot-com plateau2001–2004£170k£279k+63.8%3
Pre-crash peak2005–2007£306k£380k+24.2%4
GFC & correction2008–2012£400k£423k+5.6%1.6
Help-to-Buy recovery2013–2016£450k£650k+44.4%2
Pandemic surge2020–2020£865k£865k+0%1
Rate-rise correction2022–2023£690k£682k-1.2%1
Current market2024–2025£718k£535k-25.4%2.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
7.1%
District
7.1%
Terraced+0% α
Local
11.1%
District
11.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
6.5 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Elverson Road DLR StationDLR
4 min walk
LewishamNational Rail
6 min walk
Lewisham DLR StationDLR
7 min walk
Deptford Bridge DLR StationDLR
11 min walk
Greenwich DLR StationDLR
12 min walk
1 bus routes · 8 stops within 400m · 68 buses/hr peak

45

Walkability score

250

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge ★20 min
Victoria43 min ↑
Waterloo29 min ↓
Canary Wharf26 min ↓
City31 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

16

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park386m
Santander docks (800m)0
Nearest cycle dock1.2 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: 5.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
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): 1

Landslide susceptibility: Low

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

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

26 min walk

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

354

Parks (1km)

23

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The George & Dragon (407 m)

Nearest supermarketAsda · 628 m
1 tennis courts2 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

1

Libraries (1km)

0

Cinemas (2km)

470m

Post office

Nearby shops

Bathu Super Store360 m
Kinder Food & Wine367 m
Bathu439 m
Asda Express476 m

Nearby cafes

Quaggy Café275 m
Hot Pot Cafe370 m
The Café374 m
Maggie's492 m

Nearby restaurants

Grab-a-bite281 m
Golden Fish335 m
Uncle Sam's339 m
Happy Sushi349 m

Nearby pubs

The George & Dragon407 m
The Graduate439 m
The Anchor477 m
The Guildford Arms543 m

Nearby gyms

Silkworks Gym314 m
The Gym557 m
CRANK Lewisham583 m
Glass Mill Leisure Centre668 m

Nearby pharmacies

Geepharm Chemist428 m
Lewis Grove871 m
Duncan's Pharmacy903 m
Superdrug970 m

Nearby health

SmileUp Dental392 m
Plumbridge Medical Centre399 m
Banning590 m
Banning Dental Group644 m
Food hygiene (5-star)62% of 81

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

38

Investment score

Weak

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

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

60.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route505m
Crossrail 2 route9,459m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,666 nationally

1,391

Est. population

20,581/km²

62%

Employed

52%

Degree educated

£48,700

Median income

8.7%

Claimant rate

Inner cityVery high densityMixed

36

Community stability

Age profile

25%
30%
24%
13%
Under 1825%
18–3430%
35–4924%
50–6413%
65+8%

Tenure

17%
21%
47%
Own outright6%
Own (mortgage)17%
Private rent21%
Social rent47%
Shared ownership9%
Rent free1%

Ethnicity

28%
15%
32%
White British28%
White Other15%
Asian12%
Black32%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household64%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent47%
Private rent21%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
80
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
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)
859
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge443 homes
completed
FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 homes
completed
72-78, 72-78, Conington Road, SE13330 homes
completed
Heathside and Lethbridge Estates phase 4, Heathside and Lethbridge Estates phase 4, Blackheath Hill, Lewisham Road, Morden Lane, SE10236 homes
completed
Heathside and Lethbridge Estates phase 3, Heathside and Lethbridge Estates phase 3, Blackheath Hill, Lewisham Road, Morden Lane, SE13218 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 7NP

Full postcodeSE13 7NP
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.469897
Longitude-0.011812
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