Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48344, 0.01865

SE3 7EF— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 5% LondonSchools 100%Safety 82/100Transport 56/100Yield 4.09%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
76
Safety
82
Schools
90
Transport
56
Environment
61
Investment
57

The bottom line

SE3 7EF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families and Owner-occupiers.

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Location

SE3 7EF

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-9.0% vs London avg

Deep-dive guides for SE3 7EF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How SE3 7EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Halstow Primary School

Good · Inspected Sept 2021 · 4 min walk

KS2: 106.1

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 10 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.9 incidents per 1,000 residents

Better than 55% of London
→ Stable

-24% vs borough

Crime by type

Other34%
Violence & sexual offences27%
Anti-social behaviour18%
Vehicle crime11%
Burglary4%
Theft2%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 468m

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

C
1%
D
6%
E
2%
F
1%
G
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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£221,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2024 · CAGR

+5.9%

Total change

+270%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

+34.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£227k£227k+0%1
Pre-crash peak2005–2007£448k£486k+8.5%1.5
Help-to-Buy recovery2016–2016£878k£878k+0%1
Brexit uncertainty2018–2019£650k£905k+39.2%1.5
Pandemic surge2021–2021£730k£730k+0%1
Current market2024–2024£840k£840k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
5.3%
District
4.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

46

Walkability score

301

Footpaths (500m)

0

Santander docks (800m)

1.9 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

9

Car parks (800m)

5

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1112
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
105m
🅿️
Peninsular Retail Park· no
678m
🅿️
Millennium Retail Park Customer Car Park1095 spaces· no
690m
🅿️
Greenwich Shopping Park· no
692m
🅿️
Asda· no
693m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 7.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2020

Parks (1km)

25

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketM&S Simply Food · 746 m
2 swimming pools

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)

744m

Post office

Nearby shops

Westcombe Hill Food & Wine66 m
J.K. Star Minimarket100 m
Greenwich Convenience Store340 m
The Toy Box Newsagent346 m

Nearby cafes

Venezia Cafe77 m
Pistachios in the Park353 m
GMT Cafe460 m
Starbucks604 m

Nearby restaurants

Royal Nepalese79 m
The Coriander102 m
Col Col's Seafood & Rolls Stall322 m
Real Caribbean Take Away328 m

Nearby pubs

Angerstein Hotel327 m
The River Ale House487 m
Rose of Denmark643 m
The Green Goddess701 m

Nearby gyms

Pilates Plus London131 m
Novo Armory395 m
Anytime Fitness629 m
Burn It Fitness663 m

Nearby pharmacies

Blackheath Standard Pharmacy645 m
Asda665 m
Boots738 m
Pyramid Pharmacy777 m

Nearby health

Wytes Westcombe Park101 m
Borough Crown & Bridge Ltd350 m
The Meridian Dental Practice465 m
Blackheath Standard Surgery596 m
Food hygiene (5-star)74% of 70

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)
618

High street

A

High street health

Registered businesses

AXTON DEVELOPMENTS LIMITED

Investment

Investment grade, yield and market outlook

57

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

50.9

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,018m
Crossrail 2 route9,572m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,471 nationally

1,529

Est. population

9,941/km²

68%

Employed

64%

Degree educated

£45,300

Median income

3.9%

Claimant rate

Inner cityHigh densityYoung professionals

50

Community stability

Age profile

26%
17%
25%
21%
Under 1826%
18–3417%
35–4925%
50–6421%
65+10%

Tenure

23%
37%
21%
18%
Own outright24%
Own (mortgage)37%
Private rent21%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

61%
16%
White British61%
White Other16%
Asian7%
Black7%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine10%
No car household33%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent21%
Social rent18%

vs. London

Income vs London+7.9%

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
East Greenwich Old Fire Station Hotel, 2, East Greenwich Old Fire Station Hotel, 2, Tunnel Avenue, Greenwich, SE10 0SB45 homes
completed
Jet Petrol Station, 197-199, Jet Petrol Station, 197-199, Woolwich Road, Greenwich, SE10 0RJ23 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

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 7EF

Full postcodeSE3 7EF
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.483441
Longitude0.018649
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