Blackheath · Lewisham · Lewisham North constituency · 51.46873, 0.00481

SE3 0TT— Blackheath, Lewisham

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

High-connectivity investment target

 

Bottom 25% LondonSchools 80%Safety 70/100Transport 57/100Yield 3.64%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
70
Schools
90
Transport
57
Environment
85
Investment
63

The bottom line

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

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Location

SE3 0TT

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 0TT

🛡️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 0TT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

All Saints' Church of England Primary School Blackheath

Good · Inspected Sept 2019 · 2 min walk

KS2: 105.0

★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 27 min walk

2 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 · 1.5km

Crime is +104% above London average

Property

Prices, sales volume and market trends

Avg floor area73 m²

EPC breakdown

C
5%
D
6%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 8%Flat 92%

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£182,500
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.4%

Total change

+465%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.7%

per year

Acceleration

+10.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 24 sales

Property Type Mix

Total: 24 sales

Terraced8.3%
Flat/maisonette91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£220k+91.3%1.3
Post-dot-com plateau2002–2003£268k£305k+13.8%3
Pre-crash peak2005–2007£340k£340k+0%1
GFC & correction2009–2011£405k£414k+2.2%1.5
Help-to-Buy recovery2013–2015£400k£675k+68.8%1.7
Pandemic surge2020–2021£790k£675k-14.6%1
Rate-rise correction2023–2023£650k£650k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
3.8%
District
5.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing5
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
15.2 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
5 min walk
Lewisham DLR StationDLR
16 min walk
Elverson Road DLR StationDLR
19 min walk
Greenwich DLR StationDLR
21 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
23 min walk
No bus stops within 400m

41

Walkability score

176

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria41 min ↑
Waterloo34 min ↓
Canary Wharf35 min ↓
City39 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park280m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
354m
🅿️
Blackheath Grove Car Park· yes
417m

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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.4 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

7 min walk

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 604 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

442

Parks (1km)

20

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

21

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.2 km
13 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

463m

Post office

Nearby shops

Snack Heath248 m
Village Fruit and Veg380 m
Best-one Xpress393 m
Morrisons Daily424 m

Nearby cafes

Montpeliers278 m
Costa313 m
Boulangerie Jade331 m
Caffè Nero347 m

Nearby restaurants

Côte Brasserie236 m
Prosecco Ristorante240 m
Taste Of Raj242 m
Buenos Aires Cafe244 m

Nearby pubs

The Hare and Billet114 m
Le Bar a Vin250 m
The Crown294 m
O'Neill's307 m

Nearby gyms

Blackheath Yoga339 m
BASE 131.1 km
Evolve Fitness Studio1.1 km

Nearby pharmacies

Paydens Pharmacy352 m
Lewisham Pharmacy1.1 km

Nearby health

SparklySmile321 m
Mullally Dental Practice366 m
Lauren Turner Aesthetics434 m
Mr Azhar Khan593 m
Food hygiene (5-star)67% of 67

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

A

High street health

Registered businesses

EMILY LUNNON PRODUCTIONS LTD

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

45.9

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,345m
Crossrail 2 route10,251m

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)
89
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)
13
Largest scheme
30 homes · STEPHEN JAMES BMW GARAGE, STEPHEN JAMES BMW GARAGE, LEE TERRACE, SE13 5DL
Pipeline pressure
NONE

Named schemes (500m)

25-27 MONTPELIER VALE & 4-5A, 25-27 MONTPELIER VALE & 4-5A, TRANQUIL PASSAGE, SE3 0TJ6 homes
completed
15-16, 15-16, Royal Parade, SE3 0TL5 homes
completed
TRANQUIL VALE, SE3 0BU3 homes
completed
LINDSEY HOUSE FLAT 2, LLOYD'S PLACE, LONDON, SE3 0QF, Lindsey House2 homes
completed
33-35 TRANQUIL VALE, LONDON, SE3 0BU, 33-352 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 0TT

Full postcodeSE3 0TT
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.468733
Longitude0.004811
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