Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.46713, 0.01969

SE3 0AD— Blackheath Westcombe, Greenwich

Location and area intelligence for SE3 0AD, Blackheath Westcombe, Greenwich

The family fortress

 

Schools 100%Safety 83/100Transport 41/100Yield 4.09%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
67
Safety
83
Schools
90
Transport
41
Environment
83
Investment
54

The bottom line

SE3 0AD offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE3 0AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SE3 0AD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 0AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brooklands Primary School

Good · Inspected Jan 2024 · 4 min walk

KS2: 108.1

—

Secondary

Thomas Tallis School

Not yet inspected · 7 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
→ Stable

-29% vs borough

Crime by type

Other26%
Anti-social behaviour22%
Violence & sexual offences22%
Vehicle crime12%
Burglary11%
Theft4%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.3km

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area119 m²

EPC breakdown

D
5%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 4%Detached 39%Flat 57%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£297,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSome double glazing
Council tax band Band EAnnual charge £2,333
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.5%

Total change

+878%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+83.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Detached39.1%
Semi-detached4.3%
Flat/maisonette56.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£113k£285k+153.3%1.4
Post-dot-com plateau2001–2003£750k£1.25m+66.7%1.7
Pre-crash peak2005–2006£625k£640k+2.4%2
GFC & correction2008–2012£908k£723k-20.4%1.3
Help-to-Buy recovery2013–2013£2.65m£2.65m+0%1
Pandemic surge2021–2021£930k£930k+0%1
Rate-rise correction2023–2023£1.10m£1.10m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+9% alpha

Flat/maisonette+9% α
Local
16.3%
District
7.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

37out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing10
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
10 min walk
Lewisham DLR StationDLR
28 min walk
Elverson Road DLR StationDLR
32 min walk
Greenwich DLR StationDLR
33 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
33 min walk
No bus stops within 400m

19

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria46 min ↑
Waterloo39 min ↑
Canary Wharf39 min ↓
City44 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park429m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Blackheath Grove Car Park· yes
716m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield857.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

6 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 992 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

206

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

29

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Princess of Wales (690 m)

No restaurants within 800m — nearest: Grill House (604 m)

Nearest supermarketM&S Simply Food · 1.1 km
6 tennis courts17 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

602m

Post office

Nearby shops

Morrisons Daily440 m
Convenience Store488 m
Cheers501 m
Valley Food & Wine615 m

Nearby cafes

Copper Kettle Cafe617 m
ArtFix676 m
15Grams758 m
Madeleine's Creperie762 m

Nearby restaurants

Grill House604 m
The Wing Spot606 m
Kidbrooke Kebabs609 m
Cha-Louis722 m

Nearby pubs

The Princess of Wales690 m
The Railway773 m
The Depot774 m
The Royal Standard1.1 km

Nearby gyms

Blackheath High School Sports Grounds327 m
Blackheath & Greenwich Bowling Club518 m
PureGym738 m
Crofton Albion Sports & Social Club990 m

Nearby pharmacies

Kidbrooke Pharmacy611 m
Paydens Pharmacy763 m
Chemcare838 m
Pyramid Pharmacy1.1 km

Nearby health

Mullally Dental Practice697 m
Lauren Turner Aesthetics739 m
Sarah Crawford Advanced Aesthetics1.1 km
Artisan Implants1.1 km
Food hygiene (5-star)92% of 13

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

KARM CAPITAL LTD
LOOPLIN LTD
NINETEEN MORDEN ROAD LIMITED

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

39.7

Price growth score

D
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,335m
Crossrail 2 route11,010m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,410 nationally

1,502

Est. population

4,839/km²

63%

Employed

71%

Degree educated

£46,400

Median income

3.9%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

19%
19%
25%
17%
20%
Under 1819%
18–3419%
35–4925%
50–6417%
65+21%

Tenure

30%
30%
30%
Own outright30%
Own (mortgage)30%
Private rent30%
Social rent10%
Shared ownership0%

Ethnicity

70%
14%
White British70%
White Other14%
Asian6%
Black2%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine8%
No car household31%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent30%
Social rent10%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
32
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
30 homes · Alexander Court, Alexander Court, Kidbrooke Grove, Blackheath, SE3 0LH
Pipeline pressure
NONE

Named schemes (500m)

Alexander Court, Alexander Court, Kidbrooke Grove, Blackheath, SE3 0LH30 homes
completed
Morden College, 19, Morden College, 19, St Germans Place, Greenwich, SE324 homes
completed
58, 58, Kidbrooke Grove, Blackheath, SE321 homes
completed
22, 22, KIDBROOKE GARDENS, SE311 homes
completed
18-20 MONTAGUE GRAHAM COURT, KIDBROOKE GARDENS, KIDBROOKE4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
11.0%
Ward turnout
54%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Mariam LolavarLabour and Co-operative Party
Leo Sean FletcherLabour and Co-operative Party
Jasmine HagaGreen

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Key facts for SE3 0AD

Full postcodeSE3 0AD
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.467129
Longitude0.019686
Parliamentary constituencyGreenwich and Woolwich
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