Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47569, 0.01574

SE3 7TD— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 81/100Transport 41/100Low yield 3.10%

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
81
Schools
90
Transport
41
Environment
83
Investment
43

The bottom line

SE3 7TD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £620,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 7TD

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+19.2% vs London avg
vs London income+10.5% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for SE3 7TD

🛡️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 7TD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Invicta Primary School

Good · Inspected Apr 2024 · 6 min walk

KS2: 105.0

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 7 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 · 19 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.1 incidents per 1,000 residents

Better than 51% of London
→ Stable

-17% vs borough

Crime by type

Other33%
Anti-social behaviour18%
Violence & sexual offences18%
Vehicle crime14%
Drug offences6%
Burglary5%
Theft4%
Robbery2%

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 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£620,000

Median sale price

Above London median by 19%

£620,000 is 19% above the London median (£520,000)

+22.6%

This year

Flat

Dominant type

Price history

5-year change
+5.1%
Sales (24 months)6
New build0.0%
Avg flat£620,000
Price per m²£6,746/m²
Price per ft²£627/ft²
Avg floor area84.6 m²

EPC breakdown

B
2%
C
21%
D
39%
E
12%
F
4%

Based on 78 properties · Confidence: high

Street mix

Semi 3%Flat 97%

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£18,500
First-time buyerFTB
£9,750
Additional propertyBTL/2nd
£37,100

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

13.4×

Price-to-income

£3,102/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£211,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+622%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.8%

per year

Acceleration

-8.54

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 169 sales

Property Type Mix

Total: 169 sales

Semi-detached3%
Flat/maisonette97%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£184k+105%6
Post-dot-com plateau2001–2004£249k£250k+0.4%8.8
Pre-crash peak2005–2007£225k£385k+71.3%9
GFC & correction2008–2012£276k£305k+10.5%3.8
Help-to-Buy recovery2013–2016£468k£320k-31.6%5.8
Brexit uncertainty2017–2019£435k£501k+15.2%2.3
Pandemic surge2020–2021£525k£590k+12.4%5
Rate-rise correction2022–2023£688k£711k+3.4%3
Current market2024–2026£590k£650k+10.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.8%
District
6.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Westcombe Park

Nearby stations

Westcombe ParkNational Rail
12 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
25 min walk
Greenwich DLR StationDLR
26 min walk
Island Gardens DLR StationDLR
28 min walk
Lewisham DLR StationDLR
29 min walk
No bus stops within 400m

49

Walkability score

284

Footpaths (500m)

0

Santander docks (800m)

1.9 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

4

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park215m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
457m

Connectivity

Broadband and mobile coverage

100%

Full fibre

99%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed495 Mbps
Median download448 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
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.3 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

5 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

1319

Parks (1km)

5

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketM&S Simply Food · 335 m
1 tennis courts6 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

275m

Post office

Nearby shops

Londis200 m
N & R News325 m
Pravin Supermarket329 m
Nicky's News374 m

Nearby cafes

Boulangerie Jade224 m
S.O.S Coffee256 m
Brothers Bakery306 m
Mara Coffee320 m

Nearby restaurants

Sun Ya293 m
Chicken Experts352 m
Turkish Doner Kebab369 m
Bhaiya's Kitchen409 m

Nearby pubs

The Royal Standard239 m
The Green Goddess269 m
British Oak727 m
The Princess of Wales796 m

Nearby gyms

Burn It Fitness302 m
The Pilates House311 m
Core Studio623 m
Pilates Plus London884 m

Nearby pharmacies

Blackheath Standard Pharmacy316 m
Pyramid Pharmacy411 m

Nearby health

Artisan Implants283 m
Sarah Crawford Advanced Aesthetics378 m
Blackheath Standard Surgery396 m
Borough Crown & Bridge Ltd772 m
Food hygiene (5-star)84% of 37

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

11 ST JOHN'S PARK BLACKHEATH (MANAGEMENT) LIMITED
13 ST JOHN'S PARK BLACKHEATH LIMITED
19 ST JOHN'S PARK MANAGEMENT LTD.
26 COMBEDALE LTD.
27 ST JOHNS PARK LIMITED

+14 more

Investment

Investment grade, yield and market outlook

43

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score22/100
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

63.7

Price growth score

C
Low

New supply risk

Low-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,350m
Crossrail 2 route10,091m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,040 nationally

1,639

Est. population

8,231/km²

70%

Employed

71%

Degree educated

£46,400

Median income

3.8%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

18%
23%
27%
19%
Under 1818%
18–3423%
35–4927%
50–6419%
65+13%

Tenure

23%
27%
41%
Own outright23%
Own (mortgage)27%
Private rent41%
Social rent9%
Rent free0%

Ethnicity

60%
20%
White British60%
White Other20%
Asian8%
Black4%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional63%
Routine / semi-routine9%
No car household38%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent41%
Social rent9%

vs. London

Income vs London+10.5%
Price vs London+19.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
24
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)
6
Largest scheme
29 homes · Charlton Road Garages 18-20, Charlton Road Garages 18-20, Charlton Road, SE3 7HG
Pipeline pressure
NONE

Named schemes (500m)

MORDEN COLLEGE, 19, MORDEN COLLEGE, 19, ST GERMANS PLACE, MORDEN ROAD (13), SE315 homes
completed
6, Former Esso Petrol Station, 6, Former Esso Petrol Station, Stratheden Road, Blackheath, SE3 7TA14 homes
completed
15-17, 15-17, STRATHEDEN ROAD, SE312 homes
completed
90, 90, Mycenae Road, Blackheath, SE3 7SE12 homes
completed
31, 31, St John's Park, Blackheath, SE3 7JW10 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 (£620,000)

£18,500

Standard buyer

£9,750

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 7TD

Full postcodeSE3 7TD
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.475685
Longitude0.015744
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