Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48060, 0.01289

SE3 7NN— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 10% LondonSchools 100%Safety 84/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
50
Environment
83
Investment
44

The bottom line

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

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Location

SE3 7NN

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 7NN

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

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

“The family fortress”

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How SE3 7NN 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 · 7 min walk

KS2: 106.1

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 4 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 12 min walk

5 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 · 964m

Crime is 28% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE3 district median

£469,975

Based on 483 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,718/m²
Price per ft²£438/ft²
Avg floor area163.6 m²

EPC breakdown

C
3%
D
12%
E
8%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 31%Terraced 10%Detached 24%Flat 31%Other 3%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£409,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+4.2%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.5%

per year

Acceleration

+6.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 28 sales

Property Type Mix

Total: 28 sales

Detached25%
Semi-detached32.1%
Terraced10.7%
Flat/maisonette32.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£230k£118k-48.9%1
Post-dot-com plateau2001–2004£441k£271k-38.6%1.8
Pre-crash peak2006–2007£608k£1.24m+103.1%2
GFC & correction2009–2011£365k£790k+116.4%1
Help-to-Buy recovery2013–2015£695k£1.51m+117.3%2.3
Brexit uncertainty2017–2019£1.20m£1.38m+14.9%1
Pandemic surge2020–2020£2.23m£2.23m+0%1
Rate-rise correction2022–2022£1.23m£1.23m+0%2
Current market2025–2025£760k£760k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
7 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
21 min walk
Island Gardens DLR StationDLR
22 min walk
Greenwich DLR StationDLR
23 min walk
Mudchute DLR StationDLR
28 min walk
No bus stops within 400m

44

Walkability score

298

Footpaths (500m)

0

Santander docks (800m)

1.6 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

6

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)17
Nearest car park549m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
578m
🅿️
Old Dover Road Car Park· yes
789m

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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.2 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2429

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Vanbrugh (465 m)

Nearest supermarketM&S Simply Food · 661 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

1

Libraries (1km)

0

Cinemas (2km)

617m

Post office

Nearby shops

J.K. Star Minimarket477 m
Pravin Supermarket528 m
Westcombe Hill Food & Wine567 m
Centre Point628 m

Nearby cafes

Pistachios in the Park394 m
Mara Coffee534 m
Venezia Cafe556 m
Boulangerie Jade558 m

Nearby restaurants

The Coriander466 m
Royal Nepalese471 m
Chicken Experts506 m
Jatt & Juliet599 m

Nearby pubs

The Vanbrugh465 m
The Green Goddess565 m
The Royal Standard586 m
The River Ale House631 m

Nearby gyms

Pilates Plus London430 m
Burn It Fitness548 m
The Pilates House626 m
MoreYoga638 m

Nearby pharmacies

Blackheath Standard Pharmacy537 m
Pyramid Pharmacy717 m
P.E. Logan Pharmacy718 m
Boots719 m

Nearby health

Wytes Westcombe Park500 m
Artisan Implants556 m
Blackheath Standard Surgery557 m
The Meridian Dental Practice600 m
Food hygiene (5-star)71% of 45

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

AUSTIN INTERNET MEDIA LIMITED
F IN CLOTHING LTD
GREENLANDS PROPERTY INVESTMENTS II LIMITED
GREENLANDS PROPERTY INVESTMENTS LIMITED
NIRVANA ARTS & DESIGN STUDIOS LTD

+2 more

Investment

Investment grade, yield and market outlook

44

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

46.3

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,509m
Crossrail 2 route9,543m

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)
14
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)
3
Largest scheme
277 homes · Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL
Pipeline pressure
NONE

Named schemes (500m)

90, 90, Mycenae Road, Blackheath, SE3 7SE12 homes
completed
9, 9, Vanbrugh Park Road West, SE32 homes
completed
3, 3, Coleraine Road, Blackheath, SE32 homes
completed
Land between 2 & 14, Land between 2 & 14, Beaconsfield Road, SE3 7LZ2 homes
completed
7, 7, Hardy Road, Blackheath, SE3 7NS2 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 7NN

Full postcodeSE3 7NN
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.480600
Longitude0.012892
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