Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48264, 0.00770

SE3 7EL— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 5% LondonSchools 100%Safety 81/100Transport 53/100Yield 3.66%

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
75
Safety
81
Schools
90
Transport
53
Environment
85
Investment
45

The bottom line

SE3 7EL offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £525,000 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE3 7EL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE3 7EL meets your needs.

Location

SE3 7EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.0% vs London avg
vs London income+7.9% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE3 7EL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE3 7EL with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How SE3 7EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Apr 2023 · 6 min walk

KS2: 109.4

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 6 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour30%
Other20%
Vehicle crime9%
Drug offences3%
Burglary2%
Robbery2%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.1km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

+17.1%

This year

Flat

Dominant type

Price history

5-year change
-2.8%
Sales (24 months)6
New build0.0%
Avg flat£525,000
Price per m²£7,172/m²
Price per ft²£666/ft²
Avg floor area72 m²

EPC breakdown

B
6%
C
25%
D
11%

Based on 42 properties · Confidence: high

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

Stamp duty

Standard buyer£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

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

11.6×

Price-to-income

£2,626/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£180,000
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

2005–2026 · CAGR

+4.7%

Total change

+164%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.1%

per year

Acceleration

+18.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 86 sales

Property Type Mix

Total: 86 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£228k£345k+51.6%14
GFC & correction2008–2012£347k£308k-11.1%3.4
Help-to-Buy recovery2013–2015£333k£473k+42%2.3
Brexit uncertainty2017–2019£400k£560k+40%2
Pandemic surge2020–2021£450k£540k+20%1
Rate-rise correction2022–2023£475k£495k+4.2%1.5
Current market2024–2026£520k£600k+15.4%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
4.1%
District
3.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing12
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
North Greenwich Underground StationJubilee line
23.8 min walk
Maze Hill

Nearby stations

Maze HillNational Rail
4 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
16 min walk
Island Gardens DLR StationDLR
17 min walk
Greenwich DLR StationDLR
20 min walk
Mudchute DLR StationDLR
22 min walk
No bus stops within 400m

54

Walkability score

318

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★27 min
City40 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)

6

EV chargers (800m)

Nearest car park190m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
Greenwich Park Street Car Park· yes
548m
🅿️
Park Row Car Park· yes
744m
🅿️
Westcombe Park Station Car Park· yes
781m

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: 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: 6.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 19%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.5 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

12 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2573

Parks (1km)

34

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 645 m
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

347m

Post office

Nearby shops

Nisa Local321 m
MOI Oriental Supermarket327 m
Apple N' Orange336 m
Amma Food & Wine348 m

Nearby cafes

Viva Cafe & Bistro329 m
La Salumeria331 m
Mooboo331 m
Avocado & Coffee335 m

Nearby restaurants

Mr. Pizza298 m
Sip & Waffle305 m
Gurkha's Inn315 m
KFC329 m

Nearby pubs

The Vanbrugh85 m
The Crown338 m
Angle 90351 m
The River Ale House560 m

Nearby gyms

The Greenwich Centre328 m
MoreYoga362 m
Novo Gym383 m
Snap Fitness400 m

Nearby pharmacies

Boots319 m
P.E. Logan Pharmacy362 m
Pyramid Pharmacy391 m

Nearby health

Vanbrugh Group Practice324 m
Woodland Surgery329 m
Dent Royal480 m
The Meridian Dental Practice541 m
Food hygiene (5-star)68% of 96

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

ADMISSION MASTERS LC LTD
FABIANA MONTE LTD
LETAIDE LTD
MZU PROPERTIES LTD
SOPHISTRY RECORDS LTD

+1 more

Investment

Investment grade, yield and market outlook

45

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score28/100
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

68.4

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,431m
Crossrail 2 route9,138m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,478 nationally

1,981

Est. population

7,976/km²

68%

Employed

69%

Degree educated

£45,300

Median income

2.9%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

18%
23%
28%
17%
14%
Under 1818%
18–3423%
35–4928%
50–6417%
65+14%

Tenure

23%
26%
26%
18%
Own outright23%
Own (mortgage)26%
Private rent26%
Social rent18%
Shared ownership7%
Rent free0%

Ethnicity

58%
19%
White British58%
White Other19%
Asian7%
Black7%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine10%
No car household43%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent18%

vs. London

Income vs London+7.9%
Price vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
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)
33
Largest scheme
277 homes · Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL
Pipeline pressure
NONE

Named schemes (500m)

Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL277 homes
completed
1-3, 9-27, 33 & 37, 1-3, 9-27, 33 & 37, Blackwall Lane, 21, 33 & 47 Commerell Street & 109 Pelton Road, SE10137 homes
completed
Norfolk House, Norfolk House, Restell Close, Greenwich, SE3 7UN59 homes
completed
The Woodlands Building (Woodland Heights Dev), The Woodlands Building (Woodland Heights Dev), Restell Close, VANBRUGH HILL, SE341 homes
completed
STARS NIGHT CLUB, STARS NIGHT CLUB, TRAFALGAR ROAD, SE1039 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 (£525,000)

£13,750

Standard buyer

£5,000

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.

Live in SE3 7EL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE3 7EL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

What else could £525k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE3 7EL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE3 7EL

Full postcodeSE3 7EL
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.482640
Longitude0.007697
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