Blackheath · Lewisham · Lewisham North constituency · 51.46866, 0.01221

SE3 0SW— Blackheath, Lewisham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 55/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
70
Schools
95
Transport
55
Environment
83
Investment
50

The bottom line

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

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Location

SE3 0SW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.5% vs London avg
vs London crime+104.0% vs London avg

Deep-dive guides for SE3 0SW

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How SE3 0SW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

John Ball Primary School

Outstanding · Inspected May 2024 · 7 min walk

KS2: 107.3

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 14 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

132.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+75% vs borough

Crime by type

Other38%
Anti-social behaviour21%
Violence & sexual offences14%
Vehicle crime7%
Burglary7%
Theft6%
Drug offences4%
Robbery3%

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 · 1.3km

Crime is +104% 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£7,333/m²
Price per ft²£681/ft²
Avg floor area60.1 m²

EPC breakdown

C
18%
D
18%
E
1%

Based on 37 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£150,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.7%

Total change

+547%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.1%

per year

Acceleration

-4.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 42 sales

Property Type Mix

Total: 42 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£140k+105.9%1.5
Post-dot-com plateau2001–2004£150k£220k+46.7%3.2
Pre-crash peak2005–2007£179k£274k+52.8%1.7
GFC & correction2008–2011£294k£292k-0.3%2
Help-to-Buy recovery2013–2016£364k£575k+58.2%1.3
Brexit uncertainty2018–2018£475k£475k+0%1
Pandemic surge2021–2021£438k£438k+0%2
Rate-rise correction2022–2022£450k£450k+0%2
Current market2025–2025£440k£440k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
6.7%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing11
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
21.1 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
5 min walk
Lewisham DLR StationDLR
22 min walk
Elverson Road DLR StationDLR
25 min walk
Greenwich DLR StationDLR
26 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
27 min walk
No bus stops within 400m

38

Walkability score

222

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria46 min ↑
Waterloo39 min ↑
Canary Wharf39 min ↓
City44 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

11

Car parks (800m)

1

EV chargers (800m)

Nearest car park129m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Blackheath Grove Car Park· yes
320m
🅿️
Blackheath Station Car Park· yes
502m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 Mbps
Superfast coverage100%
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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.1 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

LEE ROAD SURGERY

DOCTORS SURGERY, 20 LEE ROAD, SE3 9RT

9 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 696 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

380

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

0

Convenience

Nearest supermarketM&S Simply Food · 1.1 km
2 tennis courts19 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

323m

Post office

Nearby shops

Snack Heath314 m
Morrisons Daily360 m
Best-one Xpress372 m
Village Fruit and Veg375 m

Nearby cafes

Montpeliers317 m
Caffè Nero319 m
15Grams353 m
Boulangerie Jade366 m

Nearby restaurants

The Khans302 m
Everest Inn311 m
The Ivy Cafe313 m
Zero Degrees317 m

Nearby pubs

The Princess of Wales146 m
O'Neill's373 m
Le Bar a Vin392 m
The Crown422 m

Nearby gyms

Blackheath Yoga396 m
Blackheath & Greenwich Bowling Club729 m

Nearby pharmacies

Paydens Pharmacy325 m

Nearby health

Mullally Dental Practice151 m
SparklySmile317 m
Lauren Turner Aesthetics365 m
Blackheath Hospital696 m
Food hygiene (5-star)69% of 64

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

ALGOZEN TECHNOLOGIES LTD
KODANA LTD

Investment

Investment grade, yield and market outlook

50

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 score22/100
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

57.4

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,843m
Crossrail 2 route10,563m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,974 nationally

1,475

Est. population

5,896/km²

69%

Employed

65%

Degree educated

£46,000

Median income

2.2%

Claimant rate

Inner cityMedium densityYoung professionals

37

Community stability

Age profile

17%
28%
23%
20%
Under 1817%
18–3428%
35–4923%
50–6420%
65+13%

Tenure

22%
23%
41%
14%
Own outright22%
Own (mortgage)23%
Private rent41%
Social rent14%
Shared ownership0%
Rent free0%

Ethnicity

66%
15%
White British66%
White Other15%
Asian7%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household43%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent41%
Social rent14%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
88
Planning apps (12 months)
1
Local approval rate
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)
24
Largest scheme
15 homes · MORDEN COLLEGE, 19, MORDEN COLLEGE, 19, ST GERMANS PLACE, MORDEN ROAD (13), SE3
Pipeline pressure
NONE

Named schemes (500m)

Bennett Lodge, 16A, Bennett Lodge, 16A, Bennett Park, Blackheath, SE3 9RB13 homes
completed
F HEWLETT & SON, F HEWLETT & SON, WEMYSS ROAD, SE3 0TD13 homes
completed
47, 47, BENNETT PARK, SE311 homes
completed
FALCONWOOD COURT, 24, FALCONWOOD COURT, 24, MONTPELIER ROW, SE3 0RS8 homes
completed
25-27 MONTPELIER VALE & 4-5A, 25-27 MONTPELIER VALE & 4-5A, TRANQUIL PASSAGE, SE3 0TJ6 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 0SW

Full postcodeSE3 0SW
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.468660
Longitude0.012209
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