Blackheath · Lewisham · Lewisham North constituency · 51.46800, -0.00996

SE13 7PP— Blackheath, Lewisham

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

City living at its best

 

Schools 50%Safety 78/100Transport 57/100

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
78
Schools
53
Transport
57
Environment
84
Investment
60

The bottom line

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

Less suited to Families.

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Location

SE13 7PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for SE13 7PP

🛡️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 7PP 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 · 5 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 11 min walk

P8: +0.17A8: 52.7

50% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.3 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

+10% vs borough

Crime by type

Other32%
Anti-social behaviour29%
Violence & sexual offences28%
Vehicle crime5%
Drug offences3%
Burglary2%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 701m

Crime is +28% above London average

Property

Prices, sales volume and market trends

Avg floor area127.8 m²

EPC breakdown

D
1%
E
4%

Based on 5 properties · Confidence: low

Street mix

Semi 47%Terraced 47%Detached 6%

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£319,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2023 · CAGR

+11.2%

Total change

+1647%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.2%

per year

Acceleration

+50.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 17 sales

Property Type Mix

Total: 17 sales

Detached5.9%
Semi-detached47.1%
Terraced47.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£160k+158.1%1
Post-dot-com plateau2001–2004£235k£296k+26%1.7
Pre-crash peak2006–2007£814k£371k-54.4%1
GFC & correction2009–2012£380k£433k+13.9%1.2
Help-to-Buy recovery2015–2015£1.15m£1.15m+0%1
Rate-rise correction2022–2023£865k£1.08m+25.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
4.4 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

LewishamNational Rail
5 min walk
Lewisham DLR StationDLR
5 min walk
Elverson Road DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
14 min walk
Greenwich DLR StationDLR
14 min walk
1 bus routes · 8 stops within 400m · 94 buses/hr peak

51

Walkability score

337

Footpaths (500m)

0

Santander docks (800m)

1.3 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

14

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park234m
Santander docks (800m)0
Nearest cycle dock1.3 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: 5.9 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): 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

15 min walk

0

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.3 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

348

Parks (1km)

35

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketAsda · 562 m
4 tennis courts3 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

270m

Post office

Nearby shops

Kiki & Miumiu353 m
Matu Enterprise519 m
Lewisham Express Food & Wine540 m
Sainsbury's Local549 m

Nearby cafes

Maggie's298 m
Puccino's386 m
Ding Tea504 m
Quaggy Café517 m

Nearby restaurants

Grab-a-bite246 m
Payîz284 m
Pret A Manger401 m
Zest Brunch & Bar455 m

Nearby pubs

The Anchor266 m
Joiners Arms531 m
The Bar Beach Grill578 m
Lewisham Tavern621 m

Nearby gyms

Silkworks Gym334 m
CRANK Lewisham450 m
Glass Mill Leisure Centre517 m
The Gym540 m

Nearby pharmacies

Lewis Grove643 m
Geepharm Chemist675 m
Superdrug760 m
Duncan's Pharmacy1.1 km

Nearby health

Banning455 m
Banning Dental Group521 m
Portland Smile Clinic621 m
SmileUp Dental638 m
Food hygiene (5-star)58% of 125

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

60

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 score22/100
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

42.6

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score50/100
Bakerloo Extension route393m
Crossrail 2 route9,705m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,918 nationally

1,680

Est. population

10,101/km²

61%

Employed

53%

Degree educated

£48,700

Median income

7.4%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

40

Community stability

Age profile

19%
29%
22%
19%
Under 1819%
18–3429%
35–4922%
50–6419%
65+11%

Tenure

14%
20%
23%
40%
Own outright14%
Own (mortgage)20%
Private rent23%
Social rent40%
Shared ownership3%

Ethnicity

43%
13%
23%
White British43%
White Other13%
Asian10%
Black23%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine17%
No car household49%
Unemployed7%
No qualifications14%

Housing tenure (Census 2021)

Social rent40%
Private rent23%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
56
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)
888
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
Heathside and Lethbridge Estates phase 4, Heathside and Lethbridge Estates phase 4, Blackheath Hill, Lewisham Road, Morden Lane, SE10236 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

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 7PP

Full postcodeSE13 7PP
Postcode districtSE13
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.467995
Longitude-0.009965
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