Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48188, 0.01630

SE3 7LL— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 8% LondonSchools 100%Safety 84/100Transport 53/100Yield 4.09%

Best for: Families

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Strong for families — high safety and school scores

Liveability
74
Safety
84
Schools
90
Transport
53
Environment
63
Investment
55

The bottom line

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

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Location

SE3 7LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.9% vs London avg
vs London crime-28.0% vs London avg

Deep-dive guides for SE3 7LL

🛡️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 7LL 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 · 5 min walk

KS2: 106.1

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 8 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.0 incidents per 1,000 residents

Better than 65% of London
→ Stable

-39% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour22%
Other21%
Vehicle crime15%
Burglary10%
Drug offences1%
Theft1%
Robbery0%

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 · 703m

Crime is 28% below London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

C
6%
D
8%
E
4%

Based on 18 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£176,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1998–2022 · CAGR

+7.3%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

+19.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£120k+83.8%1.5
Post-dot-com plateau2001–2004£124k£186k+49.5%1.3
GFC & correction2008–2011£230k£195k-15.3%2
Help-to-Buy recovery2013–2016£270k£463k+71.3%1
Pandemic surge2021–2021£360k£360k+0%1
Rate-rise correction2022–2022£352k£352k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
4.6%
District
6.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

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

47

Walkability score

315

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

7

Car parks (800m)

5

EV chargers (800m)

3

Fast chargers (800m)

Total spaces (800m)17
Nearest car park272m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
321m
🅿️
Old Dover Road Car Park· yes
722m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.9 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.9 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

6 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2518

Parks (1km)

20

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Angerstein Hotel (495 m)

Nearest supermarketM&S Simply Food · 626 m
3 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)

606m

Post office

Nearby shops

J.K. Star Minimarket231 m
Westcombe Hill Food & Wine292 m
The Toy Box Newsagent416 m
Centre Point466 m

Nearby cafes

Venezia Cafe296 m
Pistachios in the Park308 m
GMT Cafe498 m
Mara Coffee502 m

Nearby restaurants

Royal Nepalese217 m
The Coriander220 m
Real Caribbean Take Away388 m
Family Fish & Chips407 m

Nearby pubs

Angerstein Hotel495 m
The River Ale House531 m
The Green Goddess556 m
The Royal Standard592 m

Nearby gyms

Pilates Plus London195 m
Novo Armory500 m
Burn It Fitness524 m
The Pilates House598 m

Nearby pharmacies

Blackheath Standard Pharmacy507 m
Pyramid Pharmacy680 m
P.E. Logan Pharmacy788 m
Asda892 m

Nearby health

Wytes Westcombe Park254 m
Borough Crown & Bridge Ltd423 m
Blackheath Standard Surgery485 m
The Meridian Dental Practice501 m
Food hygiene (5-star)72% of 64

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

AMROXX SUPPLIERS LTD
COCOMAR TRANSPORT LIMITED
LONIDE LTD
SPARKLING CROWNS LTD

Investment

Investment grade, yield and market outlook

55

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 score20/100
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

41.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,781m
Crossrail 2 route9,590m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,547 nationally

1,426

Est. population

5,633/km²

56%

Employed

55%

Degree educated

£45,300

Median income

7.5%

Claimant rate

Inner cityMedium densityYoung professionals

47

Community stability

Age profile

21%
19%
21%
19%
20%
Under 1821%
18–3419%
35–4921%
50–6419%
65+20%

Tenure

23%
24%
17%
37%
Own outright23%
Own (mortgage)24%
Private rent17%
Social rent37%
Shared ownership0%

Ethnicity

58%
16%
White British58%
White Other16%
Asian8%
Black10%
Mixed7%
Other1%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine16%
No car household45%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Social rent37%
Private rent17%

vs. London

Income vs London+7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
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)

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
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
11-15, 11-15, Station Crescent, SE36 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 7LL

Full postcodeSE3 7LL
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.481881
Longitude0.016305
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