Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.46784, 0.02795

SE3 8AS— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 78/100Transport 41/100Yield 4.09%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
78
Schools
60
Transport
41
Environment
75
Investment
51

The bottom line

SE3 8AS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Toggle the things that matter to you — see how SE3 8AS scores on each.

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Location

SE3 8AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.5% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for SE3 8AS

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 8AS 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 · 5 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.9 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour23%
Other22%
Vehicle crime9%
Drug offences6%
Burglary5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.6km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area70.1 m²

EPC breakdown

C
1%
D
11%

Based on 12 properties · Confidence: medium

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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£175,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+9.1%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.0%

per year

Acceleration

+53.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£52k£52k+0%1
Post-dot-com plateau2002–2002£50k£50k+0%1
GFC & correction2010–2010£167k£167k+0%1
Help-to-Buy recovery2016–2016£290k£290k+0%1
Pandemic surge2020–2021£250k£350k+40%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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

45

Walkability score

200

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 park229m
Santander docks (800m)0
Nearest cycle dock2.9 km

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% 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

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

3 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

227

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Depot (689 m)

Nearest supermarketALDI · 463 m
6 tennis courts3 swimming pools1 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)

31m

Post office

Nearby shops

Valley Food & Wine78 m
Morrisons Daily273 m
Sainsbury's Local678 m
YOHOME Oriental Supermarket751 m

Nearby cafes

Copper Kettle Cafe86 m
Goat Coffee668 m
Starbucks685 m
ArtFix723 m

Nearby restaurants

Grill House42 m
The Wing Spot47 m
Kidbrooke Kebabs58 m
Seabream Fish Bar880 m

Nearby pubs

The Depot689 m
British Oak936 m

Nearby gyms

Blackheath High School Sports Grounds276 m
PureGym659 m
Core Studio934 m
David Lloyd Kidbrooke1.0 km

Nearby pharmacies

Kidbrooke Pharmacy64 m
Chemcare736 m
Masters Pharmacy870 m
Pyramid Pharmacy1.1 km

Nearby health

Dental Beauty905 m
Food hygiene (5-star)81% of 21

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

GREEN HORIZON TEA LTD

Investment

Investment grade, yield and market outlook

51

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 score15/100
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

25.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,914m
Crossrail 2 route11,303m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,179 nationally

1,533

Est. population

6,662/km²

58%

Employed

52%

Degree educated

£46,400

Median income

5.7%

Claimant rate

SuburbanMedium densityEstablished mixed

47

Community stability

Age profile

26%
17%
22%
18%
17%
Under 1826%
18–3417%
35–4922%
50–6418%
65+17%

Tenure

23%
27%
19%
31%
Own outright23%
Own (mortgage)27%
Private rent19%
Social rent31%
Rent free0%

Ethnicity

51%
15%
White British51%
White Other15%
Asian11%
Black12%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine16%
No car household38%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Social rent31%
Private rent19%

vs. London

Income vs London+10.5%

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
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 8AS

Full postcodeSE3 8AS
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.467840
Longitude0.027953
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