Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47009, 0.02460

SE3 0EE— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 78/100Transport 41/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
78
Schools
60
Transport
41
Environment
60
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 0EE

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 0EE

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE3 0EE 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 · 7 min walk

—

Secondary

Thomas Tallis School

Not yet inspected · 8 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

Pound Park Nursery School

Not inspected · 28 min walk

3 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.9km

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE3 district median

£469,975

Based on 483 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,453/m²
Price per ft²£692/ft²
Avg floor area63.1 m²

EPC breakdown

C
2%
D
7%
E
7%

Based on 16 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£157,750
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.7%

Total change

+762%

Market Activity

Price Velocity & Acceleration

Current Velocity

+144.1%

per year

Acceleration

+193.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£135k+85.9%2.8
Post-dot-com plateau2001–2004£170k£170k+0%2.2
Pre-crash peak2005–2007£248k£215k-13.1%2
GFC & correction2009–2012£215k£268k+24.4%1.3
Help-to-Buy recovery2013–2015£190k£425k+124.3%2
Brexit uncertainty2019–2019£480k£480k+0%1
Pandemic surge2021–2021£490k£490k+0%2
Rate-rise correction2022–2023£550k£510k-7.3%1
Current market2024–2025£256k£625k+144.1%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
7.6%
District
6.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing16
Trend Position10

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
11 min walk
Lewisham DLR StationDLR
33 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
35 min walk
Greenwich DLR StationDLR
35 min walk
Elverson Road DLR StationDLR
36 min walk
No bus stops within 400m

28

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

2.6 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

5

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park135m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
735m

Connectivity

Broadband and mobile coverage

100%

Full fibre

94%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 64%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.4 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

1 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

384

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

20

Sports (1km)

1

Convenience

No pubs within 400m — nearest: British Oak (686 m)

Nearest supermarketALDI · 770 m
6 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)

373m

Post office

Nearby shops

Morrisons Daily82 m
Valley Food & Wine419 m
Diggens & Martin673 m
Londis689 m

Nearby cafes

Copper Kettle Cafe427 m
Moca782 m
Royal Grill Cafe809 m
S.O.S Coffee816 m

Nearby restaurants

Grill House384 m
The Wing Spot389 m
Kidbrooke Kebabs400 m
Standard Fish Bar759 m

Nearby pubs

British Oak686 m
The Royal Standard849 m
The Green Goddess880 m
The Depot944 m

Nearby gyms

Blackheath High School Sports Grounds368 m
Core Studio655 m
The Pilates House834 m
PureGym909 m

Nearby pharmacies

Kidbrooke Pharmacy405 m
Pyramid Pharmacy765 m
Masters Pharmacy835 m
Blackheath Standard Pharmacy926 m

Nearby health

Sarah Crawford Advanced Aesthetics785 m
Dental Beauty861 m
Artisan Implants894 m
Blackheath Standard Surgery953 m
Food hygiene (5-star)80% of 20

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

BLACKHEATH HEIGHTS PROPERTY COMPANY LIMITED
FIRE + ALCHEMY LTD

Investment

Investment grade, yield and market outlook

40

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,718m
Crossrail 2 route10,961m

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)
10
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)
128
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
24 - 28, 24 - 28, Hervey Road, Blackheath, SE3 8BS14 homes
completed
20, 20, ANNESLEY ROAD, SE310 homes
completed
66 HERVEY ROAD, KIDBROOKE, LONDON, SE3 8BS2 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 0EE

Full postcodeSE3 0EE
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.470092
Longitude0.024597
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