Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.46844, 0.02645

SE3 0EB— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 78/100Transport 40/100Yield 4.09%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
78
Schools
60
Transport
40
Environment
75
Investment
51

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE3 0EB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE3 0EB meets your needs.

Location

SE3 0EB

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+24.0% vs London avg

Deep-dive guides for SE3 0EB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE3 0EB with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE3 0EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Kidbrooke Park Primary School

Not yet inspected · 5 min walk

—

Secondary

Thomas Tallis School

Not yet inspected · 5 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 29 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.9 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour23%
Other22%
Vehicle crime9%
Drug offences6%
Burglary5%
Robbery3%
Theft2%

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 · 1.6km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area51.4 m²

EPC breakdown

C
20%
D
11%
E
7%

Based on 38 properties · Confidence: high

Street mix

Flat 100%

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£128,500
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 CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+5.7%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.3%

per year

Acceleration

-49.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£59k£59k+0%1
Post-dot-com plateau2002–2004£77k£118k+52.6%1.5
Pre-crash peak2005–2007£100k£127k+26.8%2
GFC & correction2008–2012£143k£100k-30.1%1
Help-to-Buy recovery2013–2016£170k£236k+38.9%1.7
Brexit uncertainty2017–2017£283k£283k+0%1
Pandemic surge2021–2021£200k£200k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
6%
District
6.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
9 min walk
Lewisham DLR StationDLR
35 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
37 min walk
Greenwich DLR StationDLR
37 min walk
Elverson Road DLR StationDLR
38 min walk
No bus stops within 400m

43

Walkability score

186

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf38 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park106m
Santander docks (800m)0
Nearest cycle dock2.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed414 Mbps
Median download409 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 waterLOW
Low
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.1 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.5 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

2 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

261

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Depot (750 m)

Nearest supermarketALDI · 552 m
6 tennis courts5 swimming pools1 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)

155m

Post office

Nearby shops

Morrisons Daily151 m
Valley Food & Wine197 m
Sainsbury's Local745 m
Convenience Store754 m

Nearby cafes

Copper Kettle Cafe204 m
Goat Coffee741 m
Starbucks748 m
ArtFix759 m

Nearby restaurants

Grill House164 m
The Wing Spot169 m
Kidbrooke Kebabs179 m
Seabream Fish Bar886 m

Nearby pubs

The Depot750 m
British Oak861 m

Nearby gyms

Blackheath High School Sports Grounds234 m
PureGym717 m
Core Studio848 m
The Pilates House1.1 km

Nearby pharmacies

Kidbrooke Pharmacy184 m
Chemcare803 m
Masters Pharmacy873 m
Pyramid Pharmacy980 m

Nearby health

Dental Beauty905 m
Sarah Crawford Advanced Aesthetics1.0 km
Charlton Dental Clinic1.2 km
Food hygiene (5-star)83% of 18

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

3A2M GROUP LTD
COMMITTED TO OTHER'S CARE LTD
DNMA LIMITED
JAP JOINTING & BUILDING SERVICES LTD
LAIMESEDEH LTD

+1 more

Investment

Investment grade, yield and market outlook

51

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 score15/100
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

24.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,817m
Crossrail 2 route11,185m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,179 nationally

1,533

Est. population

6,662/km²

58%

Employed

52%

Degree educated

£46,400

Median income

5.7%

Claimant rate

SuburbanMedium densityEstablished mixed

47

Community stability

Age profile

26%
17%
22%
18%
17%
Under 1826%
18–3417%
35–4922%
50–6418%
65+17%

Tenure

23%
27%
19%
31%
Own outright23%
Own (mortgage)27%
Private rent19%
Social rent31%
Rent free0%

Ethnicity

51%
15%
White British51%
White Other15%
Asian11%
Black12%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine16%
No car household38%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Social rent31%
Private rent19%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)
124
Largest scheme
122 homes · Land to the west of Kidbrooke Park Road, Kidbrooke Park Road, Kidbrooke, London
Pipeline pressure
NONE

Named schemes (500m)

Alexander Court, Alexander Court, Kidbrooke Grove, Blackheath, SE3 0LH30 homes
completed
58, 58, Kidbrooke Grove, Blackheath, SE321 homes
completed
THE DOVER PATROL PUBLIC HOUSE, THE DOVER PATROL PUBLIC HOUSE, ROCHESTER WAY, SE321 homes
completed
145, 145, Kidbrooke Park Road, Kidbrooke, SE3 9PW4 homes
completed
97, 97, Kidbrooke Park Road, Kidbrooke, SE3 0DZ1 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

Live in SE3 0EB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE3 0EB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE3 0EB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE3 0EB

Full postcodeSE3 0EB
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.468442
Longitude0.026453
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