Blackheath Westcombe · Greenwich · 51.47327, 0.02111

SE3 0AJ— Blackheath Westcombe, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 36/100Yield 4.09%

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
66
Safety
84
Schools
95
Transport
36
Environment
75
Investment
43

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 0AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for SE3 0AJ

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE3 0AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Invicta Primary School

Good · Inspected Apr 2024 · 8 min walk

KS2: 105.0

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 8 min walk

P8: +0.26A8: 55.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.4 incidents per 1,000 residents

Better than 68% of London
→ Stable

-44% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Vehicle crime13%
Burglary13%
Anti-social behaviour10%
Drug offences6%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.5km

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area264 m²

EPC breakdown

A
1%

Based on 1 properties · Confidence: very_low

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£660,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Westcombe Park

Nearby stations

Westcombe ParkNational Rail
15 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
30 min walk
Greenwich DLR StationDLR
31 min walk
Lewisham DLR StationDLR
32 min walk
Elverson Road DLR StationDLR
33 min walk
No bus stops within 400m

48

Walkability score

202

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★27 min
City46 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

4

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park355m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
370m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.3 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.

Health

GP, dental and hospital access

BLACKHEATH STANDARD PMS

BLACKHEATH SURGERY, 11-13 CHARLTON ROAD, BLACKHEATH, SE3 7HB

7 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

886

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

25

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Royal Standard (424 m)

Nearest supermarketM&S Simply Food · 398 m
11 tennis courts7 swimming pools2 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)

408m

Post office

Nearby shops

Londis300 m
Ellis Butchers378 m
Apple N' Orange381 m
Nicky's News390 m

Nearby cafes

Moca387 m
S.O.S Coffee393 m
Royal Grill Cafe414 m
Brothers Bakery422 m

Nearby restaurants

Standard Fish Bar378 m
Turkish Doner Kebab392 m
Bhaiya's Kitchen407 m
Sun Ya422 m

Nearby pubs

The Royal Standard424 m
The Green Goddess458 m
British Oak478 m

Nearby gyms

Core Studio391 m
The Pilates House420 m
Burn It Fitness491 m
Blackheath Sports Club738 m

Nearby pharmacies

Pyramid Pharmacy380 m
Blackheath Standard Pharmacy508 m
Kidbrooke Pharmacy833 m

Nearby health

Sarah Crawford Advanced Aesthetics389 m
Artisan Implants473 m
Blackheath Standard Surgery548 m
Charlton Dental Clinic778 m
Food hygiene (5-star)85% of 41

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)
618

High street

E

High street health

Investment

Investment grade, yield and market outlook

43

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

33.8

Price growth score

D

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,579m
Crossrail 2 route10,534m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,794 nationally

1,568

Est. population

£46,400

Median income

3.2%

Claimant rate

Suburban

Age profile

18%
24%
26%
18%
14%
Under 1818%
18–3424%
35–4926%
50–6418%
65+14%

Tenure

23%
23%
35%
19%
Own outright23%
Own (mortgage)24%
Private rent35%
Social rent19%
Shared ownership1%

Ethnicity

63%
17%
White British63%
White Other18%
Asian8%
Black5%
Mixed5%
Other2%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
20
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
11.0%
Ward turnout
54%
Election year
2026

Councillors

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

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Key facts for SE3 0AJ

Full postcodeSE3 0AJ
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.473273
Longitude0.021109
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