Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47146, 0.02368

SE3 0EQ— Blackheath Westcombe, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
61
Safety
78
Schools
95
Transport
38
Environment
58
Investment
41

The bottom line

SE3 0EQ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SE3 0EQ

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 0EQ

🛡️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 0EQ 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 · 11 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 27 min walk

5 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 · 1.7km

Crime is +24% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,344/m²
Price per ft²£404/ft²
Avg floor area72.2 m²

EPC breakdown

C
3%
D
13%
E
3%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 8%Terraced 3%Flat 90%

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£180,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.3%

Total change

+367%

Market Activity

Price Velocity & Acceleration

Current Velocity

+94.1%

per year

Acceleration

+142.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached8.3%
Terraced2.8%
Flat/maisonette88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£104k+83.3%1.6
Post-dot-com plateau2001–2004£101k£205k+104%1.5
Pre-crash peak2005–2007£172k£183k+6.5%2
GFC & correction2008–2012£245k£178k-27.6%1
Help-to-Buy recovery2013–2015£200k£380k+90.5%2.5
Brexit uncertainty2018–2018£250k£250k+0%1
Pandemic surge2021–2021£400k£400k+0%2
Rate-rise correction2022–2023£367k£265k-27.8%1
Current market2024–2025£137k£265k+94.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.1% alpha

Flat/maisonette-3.1% α
Local
3.1%
District
6.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
13 min walk
Lewisham DLR StationDLR
33 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
33 min walk
Greenwich DLR StationDLR
34 min walk
Elverson Road DLR StationDLR
35 min walk
No bus stops within 400m

38

Walkability score

150

Footpaths (500m)

0

Santander docks (800m)

2.5 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)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park299m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
573m

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed427 Mbps
Median download417 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

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

3 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 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

569

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

27

Sports (1km)

1

Convenience

No pubs within 400m — nearest: British Oak (553 m)

Nearest supermarketM&S Simply Food · 642 m
13 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)

531m

Post office

Nearby shops

Morrisons Daily246 m
Diggens & Martin526 m
Londis548 m
Valley Food & Wine578 m

Nearby cafes

Copper Kettle Cafe586 m
Moca618 m
Royal Grill Cafe645 m
S.O.S Coffee652 m

Nearby restaurants

Grill House542 m
The Wing Spot547 m
Kidbrooke Kebabs558 m
Standard Fish Bar595 m

Nearby pubs

British Oak553 m
The Royal Standard685 m
The Green Goddess716 m
The Depot1.1 km

Nearby gyms

Core Studio508 m
Blackheath High School Sports Grounds521 m
The Pilates House669 m
Burn It Fitness745 m

Nearby pharmacies

Kidbrooke Pharmacy564 m
Pyramid Pharmacy601 m
Blackheath Standard Pharmacy762 m
Masters Pharmacy810 m

Nearby health

Sarah Crawford Advanced Aesthetics621 m
Artisan Implants730 m
Blackheath Standard Surgery789 m
Charlton Dental Clinic899 m
Food hygiene (5-star)83% of 35

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

41

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

38.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,690m
Crossrail 2 route10,804m

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)
13
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)
6
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
58, 58, Kidbrooke Grove, Blackheath, SE321 homes
completed
FORMER COUNCIL DEPOT, 169, FORMER COUNCIL DEPOT, 169, LANGTON WAY, SE315 homes
completed
24 - 28, 24 - 28, Hervey Road, Blackheath, SE3 8BS14 homes
completed
20, 20, ANNESLEY ROAD, SE310 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 0EQ

Full postcodeSE3 0EQ
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.471457
Longitude0.023678
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