What you need to know about Blackheath
Blackheath is a district that is positioned on the border between the South East London boroughs of Lewisham and the Royal Borough of Greenwich. The district is located just under 6.5 miles from Charing Cross, 1 mile north of Lewisham, and approximately 1.5 miles south of Greenwich. Some of the district's other notable surrounding areas include Hither Green and Ladywell.
Data from 2021 shows that the overall average property price in Blackheath was £657,096. This makes Blackheath the most expensive part of the borough of Lewisham, which recorded an average property price of £534,706 during the same period. Blackheath is considerably more expensive than the most affordable part of the borough, which was Downham with its average sold price of £355,545.
During 2020, flats were the most commonly sold type of property in Blackheath and they fetched an average price of £465,206. Terraced properties in the district reached an average of £787,908 and semi-detached properties averaged a sold price of £939,983.
Overall, property prices in Blackheath fell by 3% from 2020 however they were 9% up on the £602,245 average seen during the peak in 2019.
What is living in Blackheath like?
Blackheath is a picturesque district in South East London, which offers a slice of village living while still maintaining close proximity to many of the most exciting and diverse parts of London. The area is particularly popular amongst those looking to enjoy a slightly slower pace of life but who aren't ready to give up their London lifestyle.
There are two areas in Blackheath that are known for their selection of leisure and retail facilities, which provides residents with plenty of choice. The charming area positioned around Blackheath railway station is the first, which is located south of the heath. The second area is known as the 'Standard' and is positioned north of Vanburgh Park. As well as offering a selection of well-known high street names, Blackheath is also home to a range of independent retailers which further contributes to the area's village-like atmosphere.
Blackheath has a long and interesting history, and is home to a selection of cultural facilities, attractions and amenities. These include the Blackheath Conservatoire of Music and the Arts, which is an educational charity doing excellent work in the community. The Blackheath Halls concert venue is also a notable building in Blackheath and it is widely thought to be the oldest custom-built venue that is still standing in London today.
With a strong community feel, there is always something going on in Blackheath. The annual Guy Fawkes Night display of fireworks is a notable event, which takes place in November each year.
Living in Blackheath pros and cons
Pro: A variety of open spaces
Blackheath benefits from more than 250 acres of protected common land, which includes acid grassland that supports a selection of rare plants and several ponds, including the Hare and Billet pond which is widely thought to be one of the best habitats for wildlife in the local area.
What was once a site for gravel workings, and is referred to as the Dips locally, is now a notable feature in the area especially during the spring season when it comes to life with an abundance of flowering gorse bushes. Sutcliffe Park, which can be found on Kidbrooke Park Road, benefits from the River Quaggy and also contains a sports centre and dedicated running track.
During the warm months, you can expect to see local residents enjoying the outside space including having picnics on the heath and playing a range of sports. There are also a variety of walks that can be enjoyed equally during the colder months before stopping by your favourite caféto warm up.
Con: Within the ULEZ zone
Blackheath sits just within the boundaries of the extended ULEZ zone, which means that drivers who own vehicles that do not adhere to the scheme's emissions standards will need to pay the daily charge to use those vehicles.
Pro: Solid transport links
The area is served by Blackheath station, which offers services to the likes of Dartford, Bexleyheath, Charing Cross, London Victoria, and Gravesend operated by National Rail. The northern part of the district is also served by Westcome Park station, which offers links to places including Luton, Barnehurst, Crayford, and Rainham.
More than 10 bus routes serve Blackheath, including several night buses that run between the hours of 11pm and 6am. Buses facilitate connections with Elephant & Castle, Catford, Bow, Sydenham, Stratford, Woolwich, Crystal Palace, Kidbrooke, and more.
This level of connectivity means that commuters can be at London Bridge in 10 minutes and London Victoria in under half an hour.
Con: Blackheath has staying power
Families tend to stay in the Blackheath area for decades and while this is certainly a significant contributing factor to the strong community feel, it can also mean that there are periods of time when sought-after spacious family properties just aren't hitting the market.
Pro: An array of independent retailers
The village-like atmosphere allows a plethora of independent retailers to thrive in this part of South East London. From unique restaurants and eateries to bookshops, wine bars and bakeries, a stroll around Blackheath's street is certain to reveal some hidden gems.
Is Blackheath a safe place to live?
Between the start of 2020 and the end of 2021, there were 2,624 offences reported in the Blackheath area. More than 800 of those offences were classed as violent crime, with a further 504 cases of theft being reported.
Crime in Blackheath reached a peak in August 2020, when 144 crimes were recorded. There was a slightly smaller peak in October 2021 when 135 offences were reported, however, since then crime in the area has fallen.
Which celebrities live in Blackheath?
As you might expect from an area that occupies such an excellent position within the capital, a variety of renowned people have lived in Blackheath over the decades.
Suffragette Emily Davidson was a local resident, as was suffragist Millicent Fawcett. Fawcett's sister, Elizabeth Garret Anderson, also attended the College of Grey Ladies in Blackheath and Anderson went on to become the first woman to qualify as a doctor in Britain.
Things to consider when moving to Blackheath
Many people are drawn to the area because of its charm and its gorgeous architecture. The spectacular All Saints Church is located on the heath's edge and is arguably the most recognisable structure in the area. Blackheath also benefits from a selection of beautiful Georgian and Victorian properties, which are as beautiful on the inside as they are on the outside. But the variety doesn't stop there, as the area is renowned as being a veritable treasure trove of eye-catching architecture stretching across both traditional and contemporary styles.
Blackheath's excellent location and solid transport links mean that many commuters have opted to set up home in the area but, importantly, it doesn't feel like just another commuter town. In fact, the community spirit is strong in the area, which makes it relatively easy to put down roots and form lasting connections with fellow residents. It is worth noting that Blackheath is in Zone 3 and as such, it is important to think about the cost of travel when putting together a budget for your move.
Properties with a view of the heath itself come at a premium, as do those positioned on the most sought-after streets, which include Blackheath Vale, Bennett Park, Wemyss Road, and those located on the Cator Estate.