Blackheath · Lewisham · Lewisham North constituency · 51.46972, -0.00577

SE3 0RF— Blackheath, Lewisham

Location and area intelligence for SE3 0RF, Blackheath, Lewisham

The family fortress

 

Schools 75%Safety 77/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
77
Schools
61
Transport
47
Environment
84
Investment
43

The bottom line

SE3 0RF offers low crime and a green environment — a strong choice for Families.

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Location

SE3 0RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for SE3 0RF

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 0RF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

James Wolfe Primary School and Centre for the Deaf

Not yet inspected · 10 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 8 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.0 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+12% vs borough

Crime by type

Violence & sexual offences39%
Other27%
Anti-social behaviour13%
Burglary8%
Vehicle crime6%
Drug offences4%
Theft3%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 719m

Crime is +31% 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£8,050/m²
Price per ft²£748/ft²
Avg floor area63.2 m²

EPC breakdown

B
2%
C
6%
D
4%
E
1%

Based on 13 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£158,000
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 DAnnual charge £1,892
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+3.3%

Total change

+98%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.2%

per year

Acceleration

-0.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 32 sales

Property Type Mix

Total: 32 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£260k£260k+0%2
Pre-crash peak2005–2007£260k£320k+23.1%5
GFC & correction2008–2011£320k£350k+9.4%1.3
Help-to-Buy recovery2013–2015£395k£450k+13.9%2.7
Brexit uncertainty2017–2019£538k£455k-15.3%1
Pandemic surge2020–2021£483k£500k+3.6%2
Current market2025–2025£516k£516k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
3.9%
District
4.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
8.4 min walk
Lewisham→ Victoria· 2 tph
22 min

Nearby stations

LewishamNational Rail
9 min walk
Lewisham DLR StationDLR
9 min walk
Elverson Road DLR StationDLR
10 min walk
Greenwich DLR StationDLR
14 min walk
Deptford Bridge DLR StationDLR
16 min walk
No bus stops within 400m

26

Walkability score

217

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria54 min ↑
Waterloo47 min ↑
Canary Wharf31 min ↓
City42 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

10

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park571m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed89 Mbps
Median download143 Mbps
Superfast coverage86%
All operators 5G92%

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: 27.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°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

CHG THE BLACKHEATH HOSPITAL

40-42 LEE TERRACE, SE3 9UD

14 min walk

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

406

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Anchor (570 m)

Nearest supermarketLidl · 1.0 km
13 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

585m

Post office

Nearby shops

Kiki & Miumiu670 m
Bathu Super Store721 m
Kinder Food & Wine724 m
Royal Hill Sweet Shop753 m

Nearby cafes

Maggie's615 m
Quaggy Café655 m
Hot Pot Cafe726 m
The Café728 m

Nearby restaurants

The Blackheath Tea Hut453 m
Grab-a-bite583 m
Payîz590 m
G Bless Jerk Centre695 m

Nearby pubs

The Anchor570 m
The Hare and Billet686 m
The George & Dragon742 m
The Graduate769 m

Nearby gyms

Silkworks Gym662 m
CRANK Lewisham790 m
PureGym828 m
Glass Mill Leisure Centre846 m

Nearby pharmacies

Geepharm Chemist745 m
Lewis Grove866 m
Superdrug1.0 km
Duncan's Pharmacy1.0 km

Nearby health

Plumbridge Medical Centre689 m
SmileUp Dental738 m
Banning793 m
South Street Medical Centre842 m
Food hygiene (5-star)44% of 18

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

E

High street health

Registered businesses

TYLER HOUSE FREEHOLD COMPANY LIMITED

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
£1,425London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

33.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route736m
Crossrail 2 route9,724m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,382 nationally

1,612

Est. population

9,564/km²

65%

Employed

62%

Degree educated

£48,700

Median income

5.8%

Claimant rate

Inner cityHigh densityYoung professionals

36

Community stability

Age profile

22%
31%
24%
16%
Under 1822%
18–3431%
35–4924%
50–6416%
65+7%

Tenure

20%
31%
33%
Own outright13%
Own (mortgage)20%
Private rent31%
Social rent33%
Shared ownership3%
Rent free0%

Ethnicity

41%
14%
25%
White British41%
White Other14%
Asian10%
Black25%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household52%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Social rent33%
Private rent31%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
89
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
236 homes · Heathside and Lethbridge Estates phase 4, Heathside and Lethbridge Estates phase 4, Blackheath Hill, Lewisham Road, Morden Lane, SE10
Pipeline pressure
NONE

Named schemes (500m)

1, 1, ABERDEEN TERRACE, SE313 homes
completed
38-42, 38-42, GRANVILLE PARK, SE1312 homes
completed
61, 61, LEWISHAM HILL, SE13 7PL8 homes
completed
68, 68, GRANVILLE PARK, SE13 7DX3 homes
completed
70, 70, GRANVILLE PARK, SE13 7DX2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.1%
Ward turnout
39%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Juliet CampbellLabour
Amanda De RykLabour
Luke WarnerLabour

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Key facts for SE3 0RF

Full postcodeSE3 0RF
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.469723
Longitude-0.005772
Parliamentary constituencyLewisham North
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