Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47683, 0.01018

SE3 7QF— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 81/100Transport 43/100Low yield 3.37%

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
81
Schools
90
Transport
43
Environment
85
Investment
53

The bottom line

SE3 7QF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £570,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 7QF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+9.6% vs London avg
vs London income+7.9% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE3 7QF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 7QF 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 · 12 min walk

KS2: 106.1

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 3 min walk

P8: -0.16A8: 43.6

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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.1 incidents per 1,000 residents

Better than 52% of London
→ Stable

-20% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour30%
Other20%
Vehicle crime9%
Drug offences3%
Burglary2%
Robbery2%
Theft1%

Road safety

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.4km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£570,000

Median sale price

Above London median by 10%

£570,000 is 10% above the London median (£520,000)

+91.4%

This year

Flat

Dominant type

Price history

5-year change
-0.2%
Sales (24 months)5
New build0.0%
Avg flat£570,000
Price per m²£7,798/m²
Price per ft²£724/ft²
Avg floor area73.3 m²

EPC breakdown

C
9%
D
13%
E
4%

Based on 26 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

Stamp duty

Standard buyer£16,000
First-time buyerFTB
£7,250
Additional propertyBTL/2nd
£33,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

12.6×

Price-to-income

£2,851/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-0.88

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£190k+122.9%2.7
Post-dot-com plateau2002–2004£238k£250k+5.3%3.3
Pre-crash peak2005–2007£250k£330k+32%3
GFC & correction2008–2012£384k£382k-0.5%2.3
Help-to-Buy recovery2014–2016£500k£572k+14.4%1.3
Brexit uncertainty2017–2018£560k£525k-6.2%1.5
Pandemic surge2020–2021£476k£571k+19.9%2.5
Rate-rise correction2022–2023£548k£520k-5.1%2.5
Current market2024–2026£570k£575k+0.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.4%
District
5.8%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing1
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Cutty Sark (for Maritime Greenwich) DLR StationDLR line
18.5 min walk
Maze Hill

Nearby stations

Maze HillNational Rail
10 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
19 min walk
Greenwich DLR StationDLR
21 min walk
Island Gardens DLR StationDLR
23 min walk
Elverson Road DLR StationDLR
26 min walk
No bus stops within 400m

33

Walkability score

406

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge38 min ↑
Victoria53 min ↑
Waterloo46 min ↑
Canary Wharf ★33 min
City49 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

3

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)17
Nearest car park573m
Santander docks (800m)0
Nearest cycle dock1.5 km

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% 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: 43%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.6 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

9 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1675

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal Standard (592 m)

No restaurants within 800m — nearest: Chicken Experts (629 m)

Nearest supermarketM&S Simply Food · 698 m
1 tennis courts3 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)

634m

Post office

Nearby shops

Londis564 m
Pravin Supermarket625 m
N & R News682 m
Nicky's News741 m

Nearby cafes

Ignatius Sancho Café177 m
Boulangerie Jade565 m
Mara Coffee622 m
S.O.S Coffee623 m

Nearby restaurants

Chicken Experts629 m
Sun Ya646 m
Turkish Doner Kebab734 m
The Coriander915 m

Nearby pubs

The Royal Standard592 m
The Green Goddess603 m
The Vanbrugh746 m
The Princess of Wales833 m

Nearby gyms

Burn It Fitness617 m
The Pilates House665 m
Pilates Plus London882 m
The Greenwich Centre982 m

Nearby pharmacies

Blackheath Standard Pharmacy621 m
Boots982 m
P.E. Logan Pharmacy1.0 km
Pyramid Pharmacy1.1 km

Nearby health

Artisan Implants608 m
Blackheath Standard Surgery689 m
Sarah Crawford Advanced Aesthetics746 m
Mullally Dental Practice880 m
Food hygiene (5-star)73% of 15

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

MARRYAT READ LTD
SE3 LTD

Investment

Investment grade, yield and market outlook

53

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

56.9

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,096m
Crossrail 2 route9,751m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,478 nationally

1,981

Est. population

7,976/km²

68%

Employed

69%

Degree educated

£45,300

Median income

2.9%

Claimant rate

Inner cityHigh densityYoung professionals

42

Community stability

Age profile

18%
23%
28%
17%
14%
Under 1818%
18–3423%
35–4928%
50–6417%
65+14%

Tenure

23%
26%
26%
18%
Own outright23%
Own (mortgage)26%
Private rent26%
Social rent18%
Shared ownership7%
Rent free0%

Ethnicity

58%
19%
White British58%
White Other19%
Asian7%
Black7%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine10%
No car household43%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent18%

vs. London

Income vs London+7.9%
Price vs London+9.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
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)
0
Largest scheme
277 homes · Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL
Pipeline pressure
NONE

Named schemes (500m)

4, 4, ST JOHN'S PARK, SE310 homes
completed
21, 21, Vanbrugh Park, Blackheath, SE32 homes
completed
9, 9, Vanbrugh Park Road West, SE32 homes
completed
105, 105, Coleraine Road, Blackheath, SE3 7NZ1 homes
completed
71, 71, Foyle Road, Blackheath, SE3 7RQ1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£570,000)

£16,000

Standard buyer

£7,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE3 7QF

Full postcodeSE3 7QF
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.476833
Longitude0.010178
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