Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47667, 0.02127

SE3 7BT— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 79/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
79
Schools
95
Transport
51
Environment
83
Investment
49

The bottom line

SE3 7BT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

SE3 7BT

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+7.9% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for SE3 7BT

🛡️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

“The family fortress”

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How SE3 7BT 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 · 3 min walk

KS2: 105.0

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 6 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

Robert Owen Nursery School

Not inspected · 20 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

77.3 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

0% vs borough

Crime by type

Other35%
Violence & sexual offences26%
Anti-social behaviour12%
Burglary9%
Vehicle crime7%
Drug offences5%
Robbery4%
Theft2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

6

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.1km

Crime is +19% above London average

Property

12 Jun

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£180/m²
Price per ft²£17/ft²
Avg floor area99.6 m²

EPC breakdown

C
6%
D
15%

Based on 21 properties · Confidence: medium

Street mix

Terraced 6%Flat 83%Other 11%

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£249,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2022 · CAGR

+7.2%

Total change

+303%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.3%

per year

Acceleration

-54.67

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Terraced6.3%
Flat/maisonette93.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£97k£168k+73.6%2
Pre-crash peak2005–2005£174k£174k+0%1
GFC & correction2008–2010£230k£186k-19.1%1.3
Help-to-Buy recovery2014–2014£258k£258k+0%2
Pandemic surge2021–2021£395k£395k+0%2
Rate-rise correction2022–2022£390k£390k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.2% alpha

Flat/maisonette+3.2% α
Local
7.7%
District
4.5%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Westcombe ParkNational Rail
11 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
29 min walk
Greenwich DLR StationDLR
30 min walk
Island Gardens DLR StationDLR
31 min walk
Lewisham DLR StationDLR
34 min walk
No bus stops within 400m

59

Walkability score

274

Footpaths (500m)

0

Santander docks (800m)

2.2 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 park65m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
65m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 Mbps
Median download447 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: 7.4 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 — 2.0 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

1,526 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

BLACKHEATH STANDARD PMS

BLACKHEATH SURGERY, 11-13 CHARLTON ROAD, BLACKHEATH, SE3 7HB

2 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1248

Parks (1km)

7

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

22

Sports (1km)

6

Convenience

Nearest supermarketM&S Simply Food · 75 m
12 tennis courts5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

137m

Post office

Nearby shops

Apple N' Orange6 m
Ellis Butchers19 m
Nicky's News32 m
N & R News93 m

Nearby cafes

Moca22 m
Royal Grill Cafe43 m
Brothers Bakery117 m
S.O.S Coffee149 m

Nearby restaurants

Standard Fish Bar24 m
Bhaiya's Kitchen29 m
Turkish Doner Kebab39 m
Sun Ya128 m

Nearby pubs

The Green Goddess177 m
The Royal Standard179 m
British Oak345 m
Angerstein Hotel1.1 km

Nearby gyms

The Pilates House111 m
Burn It Fitness182 m
Core Studio250 m
Blackheath Sports Club502 m

Nearby pharmacies

Pyramid Pharmacy12 m
Blackheath Standard Pharmacy191 m

Nearby health

Sarah Crawford Advanced Aesthetics27 m
Artisan Implants179 m
Blackheath Standard Surgery190 m
Charlton Dental Clinic482 m
Food hygiene (5-star)84% of 50

Business

Local businesses registered here

Active businesses
24
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

ADRIAN & HANNAH LIMITED
AKSAKAL FRUIT & VEG LIMITED
ARCH ATELIER LTD
BAYRAK YUVA LIMITED
BHAIYA'S KITCHEN LIMITED

+15 more

Investment

Investment grade, yield and market outlook

49

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

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,740m
Crossrail 2 route10,254m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,996 nationally

1,578

Est. population

8,649/km²

67%

Employed

59%

Degree educated

£45,300

Median income

3.9%

Claimant rate

Inner cityHigh densityYoung professionals

41

Community stability

Age profile

19%
23%
26%
18%
14%
Under 1820%
18–3423%
35–4926%
50–6418%
65+14%

Tenure

13%
28%
26%
30%
Own outright13%
Own (mortgage)28%
Private rent26%
Social rent30%
Shared ownership2%
Rent free0%

Ethnicity

55%
18%
White British55%
White Other18%
Asian7%
Black9%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household46%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Social rent30%
Private rent26%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
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)
8
Largest scheme
29 homes · Charlton Road Garages 18-20, Charlton Road Garages 18-20, Charlton Road, SE3 7HG
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
6, Former Esso Petrol Station, 6, Former Esso Petrol Station, Stratheden Road, Blackheath, SE3 7TA14 homes
completed
Wentworth House, 35, Wentworth House, 35, Charlton Road, Charlton, SE3 7HH14 homes
completed
15-17, 15-17, STRATHEDEN ROAD, SE312 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 7BT

Full postcodeSE3 7BT
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.476669
Longitude0.021274
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