Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48263, 0.01959

SE3 7DT— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 5% LondonSchools 100%Safety 79/100Transport 60/100Low yield 3.20%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
76
Safety
79
Schools
95
Transport
60
Environment
61
Investment
49

The bottom line

SE3 7DT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £600,000 median — a strong choice for Families.

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Location

SE3 7DT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income+7.9% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for SE3 7DT

🛡️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🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SE3 7DT 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 · 5 min walk

KS2: 105.0

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 11 min walk

P8: +0.26A8: 55.7

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 14 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 518m

Crime is +19% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+64.2%

This year

Flat

Dominant type

Price history

5-year change
+57.9%
Sales (24 months)5
New build0.0%
Avg terraced£925,000
Avg flat£479,250
Price per m²£8,345/m²
Price per ft²£775/ft²
Avg floor area75 m²

EPC breakdown

C
22%
D
23%
E
15%

Based on 60 properties · Confidence: high

Street mix

Semi 17%Terraced 37%Flat 45%Other 1%

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

Stamp duty

Standard buyer£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.2×

Price-to-income

£3,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,500
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 CAnnual charge £1,697
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.7%

Total change

+1014%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.4%

per year

Acceleration

+113.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 101 sales

Property Type Mix

Total: 101 sales

Semi-detached17.8%
Terraced37.6%
Flat/maisonette44.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£135k+57.4%3.6
Post-dot-com plateau2001–2004£125k£155k+24.2%6.2
Pre-crash peak2005–2007£305k£250k-18%4
GFC & correction2008–2012£443k£230k-48.1%2.6
Help-to-Buy recovery2013–2016£250k£585k+134%2.5
Brexit uncertainty2018–2019£347k£480k+38.3%2
Pandemic surge2020–2021£573k£380k-33.6%3.5
Rate-rise correction2022–2023£473k£1.02m+115.3%3
Current market2024–2025£564k£955k+69.4%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+4.8% alpha

Weakest performer

Terraced

+1.8% alpha

Semi-detached+4.8% α
Local
11.3%
District
6.5%
Flat/maisonette+1.9% α
Local
8%
District
6.1%
Terraced+1.8% α
Local
8.7%
District
6.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
2 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
26 min walk
Island Gardens DLR StationDLR
27 min walk
North Greenwich Underground StationJubilee
28 min walk
West Silvertown DLR StationDLR
28 min walk
No bus stops within 400m

48

Walkability score

299

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf ★28 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

11

Car parks (800m)

6

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)1112
Nearest car park52m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
207m
🅿️
Old Dover Road Car Park· yes
703m
🅿️
Greenwich Shopping Park· no
737m
🅿️
Asda· no
755m
🅿️
Peninsular Retail Park· no
757m
🅿️
Millennium Retail Park Customer Car Park1095 spaces· no
799m

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed452 Mbps
Median download430 Mbps
Superfast coverage98%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 7.1 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 67%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.7 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

BLACKHEATH STANDARD PMS

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

6 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.2 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

1880

Parks (1km)

20

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Angerstein Hotel (432 m)

Nearest supermarketM&S Simply Food · 649 m
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

653m

Post office

Nearby shops

Westcombe Hill Food & Wine98 m
J.K. Star Minimarket205 m
The Toy Box Newsagent237 m
Greenwich Convenience Store448 m

Nearby cafes

Venezia Cafe181 m
Pistachios in the Park443 m
Mara Coffee550 m
GMT Cafe568 m

Nearby restaurants

Royal Nepalese181 m
The Coriander205 m
Real Caribbean Take Away217 m
Family Fish & Chips232 m

Nearby pubs

Angerstein Hotel432 m
The River Ale House596 m
The Green Goddess613 m
The Royal Standard654 m

Nearby gyms

Pilates Plus London223 m
Novo Armory507 m
Burn It Fitness575 m
The Pilates House633 m

Nearby pharmacies

Blackheath Standard Pharmacy556 m
Pyramid Pharmacy675 m
Asda729 m
Boots781 m

Nearby health

Wytes Westcombe Park210 m
Borough Crown & Bridge Ltd241 m
Blackheath Standard Surgery501 m
The Meridian Dental Practice572 m
Food hygiene (5-star)78% of 68

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

150 WESTCOMBE HILL RTM COMPANY LIMITED
BADGER HIRE CENTRE LLP
CDG (SPECIAL WORKS) LIMITED
HAIRCOMBE LIMITED
RALTRAD LIMITED

+2 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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score37/100
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

69.7

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,009m
Crossrail 2 route9,682m

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%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
13
Largest scheme
330 homes · 40, 40, Victoria Way, Charlton, SE7 7QS
Pipeline pressure
NONE

Named schemes (500m)

Land Rear of 40, Land Rear of 40, Victoria Way, Charlton, SE7212 homes
completed
Wentworth House, 35, Wentworth House, 35, Charlton Road, Charlton, SE3 7HH14 homes
completed
Former Westcombe Park Police Station, 11, Former Westcombe Park Police Station, 11, Combedale Road, Greenwich, SE10 0LQ9 homes
completed
DEVELOPMENT SITE AT FORMER 54 WESTCOMBE HILL, BLACKHEATH, SE38 homes
completed
Land r/o former Westcombe Park Police Station, 11, Land r/o former Westcombe Park Police Station, 11, Combedale Road, Westcombe Hill, Greenwich, SE10 0LQ7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£600,000)

£17,500

Standard buyer

£8,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE3 7DT

Full postcodeSE3 7DT
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.482634
Longitude0.019593
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