Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48185, 0.01262

SE3 7PE— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 5% LondonSchools 100%Safety 82/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
76
Safety
82
Schools
90
Transport
51
Environment
64
Investment
45

The bottom line

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

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Location

SE3 7PE

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 7PE

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

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“The family fortress”

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How SE3 7PE 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 · 5 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 · 10 min walk

5 primaries · 1 secondaries · 1 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 · 882m

Crime is 9% 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£3,777/m²
Price per ft²£351/ft²
Avg floor area115.3 m²

EPC breakdown

C
9%
D
5%
E
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 52%Terraced 4%Flat 44%

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£288,250
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 EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.1%

Total change

+634%

Market Activity

Price Velocity & Acceleration

Current Velocity

-72.4%

per year

Acceleration

-121.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached51.9%
Terraced3.7%
Flat/maisonette44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£129k+117.2%1.5
Post-dot-com plateau2001–2004£209k£208k-0.2%1.5
Pre-crash peak2005–2007£207k£240k+15.9%1
GFC & correction2008–2008£275k£275k+0%1
Brexit uncertainty2017–2019£1.13m£972k-13.6%2
Pandemic surge2020–2021£355k£1.06m+199.7%1.5
Rate-rise correction2023–2023£1.58m£1.58m+0%1
Current market2025–2025£437k£437k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1.2% alpha

Semi-detached+1.2% α
Local
8.7%
District
7.5%

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

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
6 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
20 min walk
Island Gardens DLR StationDLR
21 min walk
Greenwich DLR StationDLR
23 min walk
Mudchute DLR StationDLR
27 min walk
No bus stops within 400m

43

Walkability score

287

Footpaths (500m)

0

Santander docks (800m)

1.5 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

4

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park479m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
502m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 6.7 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% 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

8 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.1 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

2512

Parks (1km)

21

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Vanbrugh (369 m)

Nearest supermarketM&S Simply Food · 770 m
2 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)

620m

Post office

Nearby shops

J.K. Star Minimarket399 m
Centre Point502 m
Westcombe Hill Food & Wine519 m
Sainsbury's Local523 m

Nearby cafes

Pistachios in the Park263 m
GMT Cafe463 m
Venezia Cafe485 m
Meow Tea Moment506 m

Nearby restaurants

The Coriander388 m
Royal Nepalese399 m
Kippatu463 m
Jatt & Juliet463 m

Nearby pubs

The Vanbrugh369 m
The River Ale House494 m
Angerstein Hotel596 m
The Crown654 m

Nearby gyms

Pilates Plus London349 m
MoreYoga506 m
The Greenwich Centre518 m
Novo Armory533 m

Nearby pharmacies

Pyramid Pharmacy590 m
P.E. Logan Pharmacy597 m
Boots613 m
Blackheath Standard Pharmacy645 m

Nearby health

Wytes Westcombe Park420 m
The Meridian Dental Practice463 m
Vanbrugh Group Practice503 m
Blackheath Standard Surgery651 m
Food hygiene (5-star)66% of 58

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BROWN OWL RECORDS LIMITED
JOSH & SAM HEALTHCARE LTD
RUBY SOMETIMES LIMITED
WEIS MOUNTAIN LTD

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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

56.6

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,591m
Crossrail 2 route9,425m

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)
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)
11
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
7, 7, Hardy Road, Blackheath, SE3 7NS2 homes
completed
Land between 2 & 14, Land between 2 & 14, Beaconsfield Road, SE3 7LZ2 homes
completed
3, 3, Coleraine Road, Blackheath, SE32 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 7PE

Full postcodeSE3 7PE
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.481845
Longitude0.012616
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