Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48381, 0.01694

SE3 7LB— Blackheath Westcombe, Greenwich

Location and area intelligence for SE3 7LB, 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
56

The bottom line

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

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Location

SE3 7LB

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 7LB

🛡️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🍕 Buzzing

“The family fortress”

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How SE3 7LB 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 · 2 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 11 min walk

7 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 · 512m

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area77.8 m²

EPC breakdown

D
3%
E
2%

Based on 5 properties · Confidence: low

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£194,500
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)
RoofFlat, limited insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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

42

Walkability score

332

Footpaths (500m)

0

Santander docks (800m)

1.8 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

8

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1095
Nearest car park131m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
131m
🅿️
Millennium Retail Park Customer Car Park1095 spaces· no
611m
🅿️
Peninsular Retail Park· no
674m
🅿️
Asda· no
714m
🅿️
Greenwich Shopping Park· no
734m

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 waterLOW
Low
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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% 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: 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

8 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2396

Parks (1km)

21

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

11

Sports (1km)

4

Convenience

Nearest supermarketM&S Simply Food · 812 m
3 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)

801m

Post office

Nearby shops

J.K. Star Minimarket30 m
Westcombe Hill Food & Wine187 m
Centre Point271 m
Greenwich Convenience Store273 m

Nearby cafes

Venezia Cafe118 m
Pistachios in the Park229 m
GMT Cafe343 m
Meow Tea Moment529 m

Nearby restaurants

The Coriander24 m
Royal Nepalese47 m
Col Col's Seafood & Rolls Stall268 m
Kippatu330 m

Nearby pubs

Angerstein Hotel277 m
The River Ale House372 m
The Vanbrugh628 m
Rose of Denmark717 m

Nearby gyms

Pilates Plus London25 m
Novo Armory301 m
MoreYoga594 m
The Greenwich Centre641 m

Nearby pharmacies

Asda684 m
Blackheath Standard Pharmacy700 m
P.E. Logan Pharmacy733 m
Boots781 m

Nearby health

Wytes Westcombe Park49 m
The Meridian Dental Practice348 m
Borough Crown & Bridge Ltd467 m
Vanbrugh Group Practice622 m
Food hygiene (5-star)67% of 57

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

56

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 score21/100
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

48.7

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,959m
Crossrail 2 route9,461m

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
212 homes · Land Rear of 40, Land Rear of 40, Victoria Way, Charlton, SE7
Pipeline pressure
NONE

Named schemes (500m)

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
90, 90, Mycenae Road, Blackheath, SE3 7SE12 homes
completed
Former Westcombe Park Police Station, 11, Former Westcombe Park Police Station, 11, Combedale Road, Greenwich, SE10 0LQ9 homes
completed
Kundan Building Supplies, Kundan Building Supplies, Angerstein Wharf, Horn Lane, SE10 0RT9 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 7LB

Full postcodeSE3 7LB
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.483812
Longitude0.016937
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