Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47414, 0.02427

SE3 7BQ— Blackheath Westcombe, Greenwich

Location and area intelligence for SE3 7BQ, Blackheath Westcombe, Greenwich

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 37/100Yield 4.09%

Best for: Families

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

Liveability
66
Safety
84
Schools
95
Transport
37
Environment
58
Investment
56

The bottom line

SE3 7BQ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 7BQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime-33.0% vs London avg

Deep-dive guides for SE3 7BQ

🛡️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 7BQ 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 · 7 min walk

KS2: 105.0

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 5 min walk

P8: +0.26A8: 55.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.4 incidents per 1,000 residents

Better than 68% of London
→ Stable

-44% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Vehicle crime13%
Burglary13%
Anti-social behaviour10%
Drug offences6%
Theft3%
Robbery0%

Road safety

87

Road safety score

9

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.4km

Crime is 33% below London average

Property

Prices, sales volume and market trends

Avg floor area67.6 m²

EPC breakdown

C
10%
D
2%

Based on 12 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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£169,000
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2012 · CAGR

+8.7%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.9%

per year

Acceleration

+46.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£96k+61.3%1.2
Post-dot-com plateau2002–2003£125k£167k+33.6%2
Pre-crash peak2006–2006£197k£197k+0%2
GFC & correction2010–2012£240k£245k+2.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.9% alpha

Flat/maisonette+2.9% α
Local
12.7%
District
9.8%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Westcombe Park

Nearby stations

Westcombe ParkNational Rail
15 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
32 min walk
Greenwich DLR StationDLR
33 min walk
Lewisham DLR StationDLR
35 min walk
Island Gardens DLR StationDLR
35 min walk
No bus stops within 400m

46

Walkability score

217

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 park302m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
302m

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.1 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.7 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

912

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

28

Sports (1km)

1

Convenience

Nearest supermarketM&S Simply Food · 409 m
16 tennis courts5 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

452m

Post office

Nearby shops

Diggens & Martin224 m
Ellis Butchers338 m
Apple N' Orange349 m
Nicky's News378 m

Nearby cafes

Moca369 m
Royal Grill Cafe393 m
Brothers Bakery448 m
S.O.S Coffee449 m

Nearby restaurants

Standard Fish Bar334 m
Bhaiya's Kitchen374 m
Turkish Doner Kebab383 m
Sun Ya455 m

Nearby pubs

British Oak262 m
The Royal Standard485 m
The Green Goddess503 m

Nearby gyms

Core Studio206 m
The Pilates House443 m
Burn It Fitness522 m
Blackheath Sports Club532 m

Nearby pharmacies

Pyramid Pharmacy344 m
Blackheath Standard Pharmacy534 m
Masters Pharmacy689 m
Kidbrooke Pharmacy809 m

Nearby health

Sarah Crawford Advanced Aesthetics373 m
Artisan Implants512 m
Blackheath Standard Surgery539 m
Charlton Dental Clinic600 m
Food hygiene (5-star)91% of 43

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

BEAUCHAMP NAIL BAR LIMITED
FLOODGATE GROUP LTD
GREGORY ENGINEERING CONSULTANCY LIMITED
ÉLEVER AESTHETICS LIMITED

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

38.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,818m
Crossrail 2 route10,602m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,794 nationally

1,568

Est. population

7,893/km²

68%

Employed

63%

Degree educated

£46,400

Median income

3.2%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

18%
24%
26%
18%
14%
Under 1818%
18–3424%
35–4926%
50–6418%
65+14%

Tenure

23%
23%
35%
19%
Own outright23%
Own (mortgage)24%
Private rent35%
Social rent19%
Shared ownership1%

Ethnicity

63%
17%
White British63%
White Other18%
Asian8%
Black5%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine11%
No car household37%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent35%
Social rent19%

vs. London

Income vs London+10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
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)
20
Largest scheme
72 homes · 6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP
Pipeline pressure
NONE

Named schemes (500m)

Charlton Road Garages 18-20, Charlton Road Garages 18-20, Charlton Road, SE3 7HG29 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
50, 50, ST JOHNS PARK, SE310 homes
completed
THE NURSERY SITE, THE NURSERY SITE, LANGTON WAY, 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 7BQ

Full postcodeSE3 7BQ
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.474145
Longitude0.024272
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
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