Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48217, 0.00529

SE3 7RS— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 5% LondonSchools 86%Safety 81/100Transport 56/100Yield 3.88%

Best for: Families

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Strong for families — high safety and school scores

Liveability
76
Safety
81
Schools
90
Transport
56
Environment
85
Investment
55

The bottom line

SE3 7RS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £495,000 median — a strong choice for Families.

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Location

SE3 7RS

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-4.8% vs London avg
vs London income+7.9% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for SE3 7RS

🛡️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 7RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Apr 2023 · 6 min walk

KS2: 109.4

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 6 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 8 min walk

4 primaries · 1 secondaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.3km

Crime is 4% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£495,000

Median sale price

5% below London median

£495,000 is 5% below the London median (£520,000)

-32.0%

This year

Flat

Dominant type

Price history

5-year change
+32.0%
Sales (24 months)7
New build0.0%
Avg flat£495,000
Price per m²£7,870/m²
Price per ft²£731/ft²
Avg floor area62.5 m²

EPC breakdown

B
39%
C
8%
D
1%

Based on 48 properties · Confidence: high

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£12,250
First-time buyerFTB
£3,500
Additional propertyBTL/2nd
£27,100

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

10.9×

Price-to-income

£2,476/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2026 · CAGR

+4.5%

Total change

+101%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.9%

per year

Acceleration

-130.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 85 sales

Property Type Mix

Total: 85 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£250k£250k+0%5.7
Help-to-Buy recovery2013–2016£304k£506k+66.6%7.2
Brexit uncertainty2017–2019£478k£359k-24.9%9.7
Rate-rise correction2023–2023£525k£525k+0%1
Current market2024–2026£365k£503k+37.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.9% alpha

Flat/maisonette+1.9% α
Local
4.5%
District
2.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
Cutty Sark (for Maritime Greenwich) DLR StationDLR line
13.3 min walk
Maze Hill

Nearby stations

Maze HillNational Rail
2 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
14 min walk
Island Gardens DLR StationDLR
16 min walk
Greenwich DLR StationDLR
17 min walk
Mudchute DLR StationDLR
21 min walk
No bus stops within 400m

55

Walkability score

345

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★27 min
City40 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

5

Car parks (800m)

5

EV chargers (800m)

Nearest car park261m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Greenwich Park Street Car Park· yes
408m
🅿️
Park Row Car Park· yes
586m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 12.0 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: 6.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 28%
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

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

15 min walk

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2425

Parks (1km)

28

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketCo-op Food · 623 m
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

330m

Post office

Nearby shops

Kola Butchers314 m
Fingal's Bakery323 m
Apple N' Orange323 m
MOI Oriental Supermarket328 m

Nearby cafes

Playground Snack Shop294 m
La Salumeria326 m
Lady Deni Brunch333 m
Trafalgar Cafe333 m

Nearby restaurants

Mountain View Restaurant312 m
Pangma Dumplings & Noodles318 m
Kathi Thai Kitchen324 m
Milano's Pizza Fried Chicken326 m

Nearby pubs

The Vanbrugh228 m
Angle 90315 m
The Crown323 m
The Plume of Feathers447 m

Nearby gyms

One One One Pilates343 m
The Greenwich Centre428 m
Snap Fitness466 m
MoreYoga479 m

Nearby pharmacies

Boots337 m
P.E. Logan Pharmacy426 m
Pyramid Pharmacy473 m

Nearby health

Woodland Surgery304 m
Dent Royal358 m
Vanbrugh Group Practice431 m
The Meridian Dental Practice702 m
Food hygiene (5-star)70% of 92

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ATELIERANU LIMITED
AVIS RENOVATIONS LIMITED
EXPLORER APPS LIMITED
HOOKFOOD LTD
LUMINA HIVE LIMITED

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

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

17/100

Velocity score

Future outlook

71.5

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,289m
Crossrail 2 route9,074m

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-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
31
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)
33
Largest scheme
667 homes · Greenwich Wharf (Lovell's, Granite, Badcock's & Pipers), Greenwich Wharf (Lovell's, Granite, Badcock's & Pipers), Banning Street, Christchurch Way and Pelton Road, Greenwich, SE10 9PQ
Pipeline pressure
NONE

Named schemes (500m)

Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL277 homes
completed
Norfolk House, Norfolk House, Restell Close, Greenwich, SE3 7UN59 homes
completed
The Woodlands Building (Woodland Heights Dev), The Woodlands Building (Woodland Heights Dev), Restell Close, VANBRUGH HILL, SE341 homes
completed
STARS NIGHT CLUB, STARS NIGHT CLUB, TRAFALGAR ROAD, SE1039 homes
completed
57 Tuskar Street (former Sam Manners House) Greenwich, SE10 9UJ32 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 (£495,000)

£12,250

Standard buyer

£3,500

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 7RS

Full postcodeSE3 7RS
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.482169
Longitude0.005285
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