Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.48092, 0.00811

SE3 7UE— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 5% LondonSchools 100%Safety 81/100Transport 52/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
77
Safety
81
Schools
90
Transport
52
Environment
85
Investment
48

The bottom line

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

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Location

SE3 7UE

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 7UE

🛡️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 7UE 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 · 8 min walk

KS2: 109.4

★★

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 14 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

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 3 sales 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)3
New build0.0%
Price per m²£8,167/m²
Price per ft²£759/ft²
Avg floor area75.2 m²

EPC breakdown

C
3%
D
13%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 11%Detached 14%Flat 75%

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£188,000
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.8%

Total change

+303%

Market Activity

Price Velocity & Acceleration

Current Velocity

-67.3%

per year

Acceleration

-246.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 43 sales

Property Type Mix

Total: 43 sales

Detached14%
Semi-detached11.6%
Flat/maisonette74.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£158k£141k-10.9%2.8
Post-dot-com plateau2001–2004£467k£200k-57.2%2
Pre-crash peak2005–2007£283k£809k+186.4%1.7
GFC & correction2008–2011£528k£1.10m+108.5%1.8
Help-to-Buy recovery2013–2015£265k£410k+54.7%1
Brexit uncertainty2017–2019£350k£450k+28.6%1
Rate-rise correction2023–2023£699k£699k+0%1
Current market2024–2025£1.95m£638k-67.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.7%
District
6%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
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
15.7 min walk
Maze Hill

Nearby stations

Maze HillNational Rail
5 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
16 min walk
Island Gardens DLR StationDLR
19 min walk
Greenwich DLR StationDLR
19 min walk
Mudchute DLR StationDLR
24 min walk
No bus stops within 400m

45

Walkability score

313

Footpaths (500m)

0

Santander docks (800m)

1.3 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

4

Car parks (800m)

3

EV chargers (800m)

Nearest car park382m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Greenwich Park Street Car Park· yes
647m

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: 6.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.5 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

11 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.9 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2598

Parks (1km)

27

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 826 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

537m

Post office

Nearby shops

Nisa Local507 m
MOI Oriental Supermarket509 m
Apple N' Orange514 m
Kola Butchers521 m

Nearby cafes

Playground Snack Shop498 m
Ignatius Sancho Café507 m
La Salumeria512 m
Viva Cafe & Bistro522 m

Nearby restaurants

Mr. Pizza489 m
Sip & Waffle496 m
Gurkha's Inn508 m
KFC510 m

Nearby pubs

The Vanbrugh275 m
The Crown515 m
Angle 90521 m
The Plume of Feathers650 m

Nearby gyms

The Greenwich Centre517 m
MoreYoga545 m
Novo Gym571 m
One One One Pilates580 m

Nearby pharmacies

Boots505 m
P.E. Logan Pharmacy555 m
Pyramid Pharmacy583 m

Nearby health

Woodland Surgery502 m
Vanbrugh Group Practice512 m
Dent Royal598 m
The Meridian Dental Practice670 m
Food hygiene (5-star)66% of 74

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

E

High street health

Registered businesses

112DG LIMITED
21, VANBRUGH HILL MANAGEMENT COMPANY LIMITED
OPTIC NERVE LIMITED
RESIDENTS OF 1A VANBRUGH HILL LONDON SE3 COMPANY LTD

Investment

Investment grade, yield and market outlook

48

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 score26/100
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

12/100

Velocity score

Future outlook

65.4

Price growth score

B
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,302m
Crossrail 2 route9,304m

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
No
Article 4 area
No
Listed buildings (800m)
19
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
277 homes · Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL
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
Garages adjacent to 63, Garages adjacent to 63, Woodlands Park Road, Greenwich, SE10 9AY15 homes
completed
FORMER CAR PARK, FORMER CAR PARK, RODMERE STREET, SE1010 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 7UE

Full postcodeSE3 7UE
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.480924
Longitude0.008111
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