Blackheath · Lewisham · Lewisham North constituency · 51.46598, -0.00892

SE13 7PE— Blackheath, Lewisham

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

The family fortress

 

Top 5% LondonSchools 75%Safety 84/100Transport 63/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
84
Schools
61
Transport
63
Environment
67
Investment
79

The bottom line

SE13 7PE offers low crime — a strong choice for Families and Investors.

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Location

SE13 7PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE13 7PE

🛡️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 7PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

St Saviour's Catholic Primary School

Not yet inspected · Inspected Mar 2025 · 8 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 14 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 25 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 · 937m

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area82.9 m²

EPC breakdown

C
9%
D
8%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Semi 8%Flat 92%

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£207,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+5.3%

Total change

+282%

Market Activity

Price Velocity & Acceleration

Current Velocity

+92.2%

per year

Acceleration

+71.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached9.5%
Flat/maisonette90.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£240k£103k-57.3%1.2
Post-dot-com plateau2001–2004£115k£194k+68.5%1.8
Pre-crash peak2005–2005£150k£150k+0%1
GFC & correction2011–2012£238k£340k+43.2%1
Help-to-Buy recovery2016–2016£495k£495k+0%1
Brexit uncertainty2019–2019£395k£395k+0%1
Pandemic surge2021–2021£478k£478k+0%2
Rate-rise correction2022–2022£918k£918k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.6%
District
7.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
3.2 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

Lewisham DLR StationDLR
4 min walk
LewishamNational Rail
4 min walk
Elverson Road DLR StationDLR
8 min walk
Deptford Bridge DLR StationDLR
16 min walk
Greenwich DLR StationDLR
17 min walk
1 bus routes · 10 stops within 400m · 212 buses/hr peak

51

Walkability score

344

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)

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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 park200m
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 qualityMEDIUM
NO₂: 42.0 µg/m³ · PM2.5: 15.0 µg/m³
Worse air than 53% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 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 — 4.4 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

14 min walk

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

342

Parks (1km)

34

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

4

Convenience

Nearest supermarketLidl · 673 m
4 tennis courts3 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

161m

Post office

Nearby shops

Kiki & Miumiu229 m
Matu Enterprise320 m
Lewisham Express Food & Wine337 m
Coat of Arms372 m

Nearby cafes

Maggie's184 m
Ding Tea309 m
Puccino's357 m
Cafe Delight373 m

Nearby restaurants

Payîz151 m
Pret A Manger286 m
Momo & Co316 m
Iro Sushi321 m

Nearby pubs

The Anchor134 m
Joiners Arms330 m
Lewisham Tavern392 m
The Bar Beach Grill565 m

Nearby gyms

PureGym369 m
CRANK Lewisham378 m
Glass Mill Leisure Centre405 m
Silkworks Gym452 m

Nearby pharmacies

Lewis Grove417 m
Superdrug552 m
Baum Pharmacy897 m
Geepharm Chemist906 m

Nearby health

Banning378 m
Lewis Grove Dental Practice422 m
Lewisham Dental Practice424 m
Banning Dental Group445 m
Food hygiene (5-star)52% of 143

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

79

Investment score

Strong

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

Avg monthly rent
£1,425London avg: £1,950/mo
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

63.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route346m
Crossrail 2 route9,929m

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
No
Article 4 area
Yes
Listed buildings (800m)
41
Live planning apps (800m)
1
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)
892
Largest scheme
794 homes · LAND ON SOUTH SIDE, LAND ON SOUTH SIDE, LOAMPIT VALE, SE13
Pipeline pressure
NONE

Named schemes (500m)

FORMER TESCO'S CAR PARK, 209 CONINGTON ROAD, LONDON, SE13 7LH365 homes
completed
Lewisham Gateway Block A, Lewisham Gateway Block A, Lewisham High Street, SE13193 homes
completed
Lewisham Gateway Site, Lewisham Gateway Site, Lewisham High Street, SE13169 homes
completed
65-71, 65-71, LEWISHAM HIGH STREET, LONDON, SE13 5JX36 homes
completed
FORMER AUXILLIARY EDUCATIONAL BUILDINGS, FORMER AUXILLIARY EDUCATIONAL BUILDINGS, GRANVILLE PARK, SE1336 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 7PE

Full postcodeSE13 7PE
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.465981
Longitude-0.008915
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