Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47897, 0.01131

SE3 7RN— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 81/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
68
Safety
81
Schools
90
Transport
44
Environment
83
Investment
45

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 7RN

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-4.0% vs London avg

Deep-dive guides for SE3 7RN

🛡️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 7RN 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 · 9 min walk

KS2: 106.1

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 2 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 · 13 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.2km

Crime is 4% 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£4,533/m²
Price per ft²£421/ft²
Avg floor area72.3 m²

EPC breakdown

C
5%
D
4%

Based on 9 properties · Confidence: low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£180,750
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
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.3%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

+8.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£56k£85k+51.8%1
Post-dot-com plateau2003–2003£170k£170k+0%1
Pre-crash peak2005–2006£165k£195k+18.2%1
Help-to-Buy recovery2013–2016£250k£350k+40%1
Brexit uncertainty2018–2018£384k£384k+0%1
Pandemic surge2020–2020£340k£340k+0%1
Current market2024–2024£330k£330k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

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
18.7 min walk
Westcombe Park

Nearby stations

Westcombe ParkNational Rail
10 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
20 min walk
Greenwich DLR StationDLR
22 min walk
Island Gardens DLR StationDLR
22 min walk
Mudchute DLR StationDLR
28 min walk
No bus stops within 400m

36

Walkability score

386

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

6

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)17
Nearest car park558m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
786m

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: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.4 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 · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2213

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Vanbrugh (545 m)

No restaurants within 800m — nearest: Chicken Experts (542 m)

Nearest supermarketM&S Simply Food · 664 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)

607m

Post office

Nearby shops

Pravin Supermarket552 m
N & R News646 m
Londis674 m
J.K. Star Minimarket687 m

Nearby cafes

Ignatius Sancho Café381 m
Boulangerie Jade538 m
Mara Coffee554 m
Pistachios in the Park595 m

Nearby restaurants

Chicken Experts542 m
Sun Ya611 m
The Coriander675 m
Royal Nepalese679 m

Nearby pubs

The Vanbrugh545 m
The Green Goddess562 m
The Royal Standard569 m
The Crown816 m

Nearby gyms

Burn It Fitness559 m
The Pilates House628 m
Pilates Plus London641 m
The Greenwich Centre766 m

Nearby pharmacies

Blackheath Standard Pharmacy555 m
Boots797 m
P.E. Logan Pharmacy825 m
Pyramid Pharmacy838 m

Nearby health

Artisan Implants559 m
Blackheath Standard Surgery602 m
Wytes Westcombe Park710 m
Sarah Crawford Advanced Aesthetics711 m
Food hygiene (5-star)79% of 19

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

E

High street health

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

58.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,307m
Crossrail 2 route9,613m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
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)
2
Largest scheme
277 homes · Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL
Pipeline pressure
NONE

Named schemes (500m)

14, 14, Vanbrugh Hill, Blackheath, SE3 7UF2 homes
completed
Garages rear of 34, Garages rear of 34, Foyle Road, Blackheath, SE3 7QZ2 homes
completed
7, 7, Hardy Road, Blackheath, SE3 7NS2 homes
completed
21, 21, Vanbrugh Park, Blackheath, SE32 homes
completed
9, 9, Vanbrugh Park Road West, 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 7RN

Full postcodeSE3 7RN
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.478972
Longitude0.011309
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