Blackheath Westcombe · Greenwich · Eltham and Chislehurst constituency · 51.46739, 0.02835

SE3 8AR— Blackheath Westcombe, Greenwich

Location and area intelligence for SE3 8AR, Blackheath Westcombe, Greenwich

 

Schools 100%Safety 74/100Transport 42/100Yield 4.09%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
74
Schools
60
Transport
42
Environment
75
Investment
54

The bottom line

SE3 8AR offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for SE3 8AR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How SE3 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Kidbrooke Park Primary School

Not yet inspected · 5 min walk

—

Secondary

Thomas Tallis School

Not yet inspected · 4 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences30%
Other29%
Anti-social behaviour15%
Vehicle crime11%
Drug offences5%
Theft4%
Robbery4%
Burglary2%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.6km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area68.7 m²

EPC breakdown

C
1%
D
7%
E
4%

Based on 12 properties · Confidence: medium

Street mix

Terraced 42%Flat 42%Other 17%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£171,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2015 · CAGR

+7%

Total change

+176%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.1%

per year

Acceleration

-90.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Terraced50%
Flat/maisonette50%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£70k£70k+0%1
Post-dot-com plateau2003–2003£95k£95k+0%1
Pre-crash peak2006–2006£115k£115k+0%1
Help-to-Buy recovery2014–2015£210k£193k-8.1%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
7 min walk
Lewisham DLR StationDLR
36 min walk
Elverson Road DLR StationDLR
39 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
39 min walk
Greenwich DLR StationDLR
39 min walk
No bus stops within 400m

47

Walkability score

196

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf38 min ↓
City46 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)

1

EV chargers (800m)

Nearest car park281m
Santander docks (800m)0
Nearest cycle dock2.9 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: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% 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

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

4 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalBlackheath Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

205

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Depot (644 m)

Nearest supermarketALDI · 411 m
6 tennis courts2 swimming pools2 sports halls

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)

30m

Post office

Nearby shops

Valley Food & Wine21 m
Morrisons Daily327 m
Sainsbury's Local632 m
YOHOME Oriental Supermarket705 m

Nearby cafes

Copper Kettle Cafe29 m
Goat Coffee619 m
Starbucks640 m
ArtFix688 m

Nearby restaurants

Kidbrooke Kebabs6 m
The Wing Spot14 m
Grill House19 m
Seabream Fish Bar909 m

Nearby pubs

The Depot644 m
British Oak989 m

Nearby gyms

Blackheath High School Sports Grounds285 m
PureGym615 m
David Lloyd Kidbrooke963 m
Core Studio989 m

Nearby pharmacies

Kidbrooke Pharmacy8 m
Chemcare689 m
Masters Pharmacy901 m

Nearby health

Dental Beauty937 m
Food hygiene (5-star)77% of 22

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

9HEK LTD
ARDA FOOD & WINE LTD
COPPER KETTLE CAFE (LONDON) LIMITED
EVEN SAFE LTD
EVENT CARE LTD

+5 more

Investment

Investment grade, yield and market outlook

54

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

38.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,937m
Crossrail 2 route11,359m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,191 nationally

1,253

Est. population

6,097/km²

62%

Employed

60%

Degree educated

£40,800

Median income

5.3%

Claimant rate

SuburbanMedium densityMixed

38

Community stability

Age profile

19%
24%
27%
17%
Under 1819%
18–3424%
35–4927%
50–6413%
65+17%

Tenure

14%
26%
30%
24%
Own outright14%
Own (mortgage)26%
Private rent30%
Social rent25%
Shared ownership5%
Rent free0%

Ethnicity

37%
19%
27%
White British37%
White Other19%
Asian28%
Black7%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household44%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent30%
Social rent25%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
376
Largest scheme
1231 homes · Kidbrooke Village Phase 3, Kidbrooke Village Phase 3, Kidbrooke Park Road, SE3
Pipeline pressure
NONE

Named schemes (500m)

Land to the west of Kidbrooke Park Road, Kidbrooke Park Road, Kidbrooke, London122 homes
completed
THE DOVER PATROL PUBLIC HOUSE, THE DOVER PATROL PUBLIC HOUSE, ROCHESTER WAY, SE321 homes
completed
145, 145, Kidbrooke Park Road, Kidbrooke, SE3 9PW4 homes
completed
68, 68, Wricklemarsh Road, Kidbrooke, SE3 8DS3 homes
completed
97, 97, Kidbrooke Park Road, Kidbrooke, SE3 0DZ1 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
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Mariam LolavarLabour and Co-operative Party
Leo Sean FletcherLabour and Co-operative Party
Jasmine HagaGreen

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Key facts for SE3 8AR

Full postcodeSE3 8AR
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.467393
Longitude0.028350
Parliamentary constituencyEltham and Chislehurst
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