Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47931, 0.02142

SE3 7HF— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 79/100Transport 54/100Yield 4.09%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
79
Schools
95
Transport
54
Environment
60
Investment
62

The bottom line

SE3 7HF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

SE3 7HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE3 7HF

🛡️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🔒 Very Safe

“The family fortress”

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How SE3 7HF 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 · 1 min walk

KS2: 105.0

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 7 min walk

P8: +0.26A8: 55.7

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 · 18 min walk

6 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

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 855m

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area61.1 m²

EPC breakdown

C
8%
D
11%
E
2%

Based on 21 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£152,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+6.7%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.0%

per year

Acceleration

-14.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£68k£69k+2.2%1
Post-dot-com plateau2001–2004£98k£158k+60.7%2.3
Pre-crash peak2006–2007£165k£205k+24.2%1.5
Help-to-Buy recovery2014–2015£254k£295k+16.4%1.5
Brexit uncertainty2019–2019£285k£285k+0%1
Pandemic surge2020–2020£315k£315k+0%1
Rate-rise correction2022–2022£303k£303k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.5%
District
5.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
7 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
28 min walk
Island Gardens DLR StationDLR
30 min walk
Greenwich DLR StationDLR
31 min walk
West Silvertown DLR StationDLR
33 min walk
No bus stops within 400m

56

Walkability score

268

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

6

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park314m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
314m
🅿️
Westcombe Park Station Car Park· yes
598m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.8 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

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.0 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

1592

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

21

Sports (1km)

6

Convenience

Nearest supermarketM&S Simply Food · 290 m
11 tennis courts4 swimming pools1 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)

319m

Post office

Nearby shops

The Toy Box Newsagent224 m
Pravin Supermarket235 m
Nicky's News285 m
N & R News286 m

Nearby cafes

Mara Coffee244 m
Royal Grill Cafe260 m
Moca286 m
Brothers Bakery289 m

Nearby restaurants

Chicken Experts214 m
Real Caribbean Take Away217 m
Family Fish & Chips220 m
Bhaiya's Kitchen265 m

Nearby pubs

The Green Goddess301 m
The Royal Standard339 m
British Oak480 m
Angerstein Hotel823 m

Nearby gyms

Burn It Fitness264 m
The Pilates House287 m
Core Studio435 m
Blackheath Sports Club470 m

Nearby pharmacies

Blackheath Standard Pharmacy249 m
Pyramid Pharmacy293 m
Asda1.1 km
Boots1.1 km

Nearby health

Blackheath Standard Surgery169 m
Borough Crown & Bridge Ltd228 m
Artisan Implants284 m
Sarah Crawford Advanced Aesthetics286 m
Food hygiene (5-star)83% of 54

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

SHANNAN ELECTRICAL LTD

Investment

Investment grade, yield and market outlook

62

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

32.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,895m
Crossrail 2 route10,040m

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)
9
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)
10
Largest scheme
330 homes · 40, 40, Victoria Way, Charlton, SE7 7QS
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
50, 50, ST JOHNS PARK, 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 7HF

Full postcodeSE3 7HF
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.479311
Longitude0.021419
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