Blackheath · Lewisham · Lewisham North constituency · 51.47088, -0.01004

SE13 7NS— Blackheath, Lewisham

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

City living at its best

 

Schools 50%Safety 77/100Transport 50/100

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
77
Schools
53
Transport
50
Environment
84
Investment
63

The bottom line

SE13 7NS offers low crime and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

SE13 7NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for SE13 7NS

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

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Postcode Personality

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“City living at its best”

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How SE13 7NS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

53

Education score

Fair for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 8 min walk

P8: +0.17A8: 52.7

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.0 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences39%
Other27%
Anti-social behaviour13%
Burglary8%
Vehicle crime6%
Drug offences4%
Theft3%
Robbery0%

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 · 418m

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area92.3 m²

EPC breakdown

D
1%
E
2%

Based on 3 properties · Confidence: low

Street mix

Detached 100%

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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£230,750
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+5.7%

Total change

+320%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.1%

per year

Acceleration

-445.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Detached100%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£203k£203k+0%2
GFC & correction2010–2010£1.06m£1.06m+0%2
Rate-rise correction2023–2023£850k£850k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
13.6%
District
13.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Elverson Road DLR StationDLR
6 min walk
LewishamNational Rail
8 min walk
Lewisham DLR StationDLR
9 min walk
Greenwich DLR StationDLR
11 min walk
Deptford Bridge DLR StationDLR
12 min walk
No bus stops within 400m

41

Walkability score

227

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf26 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

14

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park365m
Santander docks (800m)0
Nearest cycle dock1.1 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 — 4.1 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

18 min walk

0

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

386

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The George & Dragon (420 m)

Nearest supermarketAsda · 788 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)

583m

Post office

Nearby shops

Bathu Super Store397 m
Kinder Food & Wine401 m
Bathu444 m
Asda Express447 m

Nearby cafes

Quaggy Café335 m
Hot Pot Cafe403 m
The Café405 m
Costa552 m

Nearby restaurants

G Bless Jerk Centre377 m
Golden Fish383 m
Uncle Sam's386 m
Happy Sushi392 m

Nearby pubs

The George & Dragon420 m
The Graduate449 m
The Guildford Arms516 m
The Anchor584 m

Nearby gyms

Silkworks Gym478 m
The Gym721 m
CRANK Lewisham727 m
Glass Mill Leisure Centre807 m

Nearby pharmacies

Geepharm Chemist427 m
Duncan's Pharmacy810 m
Lewis Grove964 m
Superdrug1.1 km

Nearby health

Plumbridge Medical Centre376 m
SmileUp Dental415 m
South Street Medical Centre598 m
Banning733 m
Food hygiene (5-star)64% of 77

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

63

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
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

37.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route660m
Crossrail 2 route9,444m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,382 nationally

1,612

Est. population

9,564/km²

65%

Employed

62%

Degree educated

£48,700

Median income

5.8%

Claimant rate

Inner cityHigh densityYoung professionals

36

Community stability

Age profile

22%
31%
24%
16%
Under 1822%
18–3431%
35–4924%
50–6416%
65+7%

Tenure

20%
31%
33%
Own outright13%
Own (mortgage)20%
Private rent31%
Social rent33%
Shared ownership3%
Rent free0%

Ethnicity

41%
14%
25%
White British41%
White Other14%
Asian10%
Black25%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household52%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent33%
Private rent31%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
103
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)
858
Largest scheme
443 homes · HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge
Pipeline pressure
NONE

Named schemes (500m)

HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge443 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
Heathside and Lethbridge Estates phase 2 (block G), Heathside and Lethbridge Estates phase 2 (block G), Blackheath Hill, Lewisham Road, Morden Lane, SE13190 homes
completed
Heathside and Lethbridge Estates phase 1, Heathside and Lethbridge Estates phase 1, Blackheath Hill, Lewisham Road, Morden Lane, SE13138 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 7NS

Full postcodeSE13 7NS
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.470883
Longitude-0.010041
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