Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.47120, 0.02622

SE3 8EA— Blackheath Westcombe, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 39/100Yield 4.09%

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
78
Schools
100
Transport
39
Environment
57
Investment
50

The bottom line

SE3 8EA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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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Location

SE3 8EA

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 8EA

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE3 8EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kidbrooke Park Primary School

Not yet inspected · 5 min walk

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 8 min walk

P8: +0.26A8: 55.7

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 26 min walk

5 primaries · 2 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.8km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area138.1 m²

EPC breakdown

C
3%
D
3%
E
1%

Based on 7 properties · Confidence: low

Street mix

Semi 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£345,250
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
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1995–2013 · CAGR

+10.7%

Total change

+523%

Market Activity

Price Velocity & Acceleration

Current Velocity

+44.6%

per year

Acceleration

+32.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£76k£91k+20.5%1.5
Post-dot-com plateau2003–2003£290k£290k+0%1
Pre-crash peak2007–2007£325k£325k+0%1
Help-to-Buy recovery2013–2013£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
13 min walk
Lewisham DLR StationDLR
35 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
35 min walk
Greenwich DLR StationDLR
36 min walk
Elverson Road DLR StationDLR
37 min walk
No bus stops within 400m

26

Walkability score

163

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★27 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

4

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
656m

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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 55%
Above average green space

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

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

2

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

435

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

27

Sports (1km)

1

Convenience

No pubs within 400m — nearest: British Oak (554 m)

Nearest supermarketALDI · 853 m
17 tennis courts4 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)

419m

Post office

Nearby shops

Morrisons Daily222 m
Valley Food & Wine469 m
Diggens & Martin560 m
Wildes News680 m

Nearby cafes

Copper Kettle Cafe477 m
The Big Plate Café659 m
Moca717 m
Royal Grill Cafe742 m

Nearby restaurants

Grill House431 m
The Wing Spot437 m
Kidbrooke Kebabs448 m
Standard Fish Bar686 m

Nearby pubs

British Oak554 m
The Royal Standard811 m
The Green Goddess836 m
The Depot1.1 km

Nearby gyms

Blackheath High School Sports Grounds507 m
Core Studio543 m
The Pilates House782 m
Blackheath Sports Club802 m

Nearby pharmacies

Kidbrooke Pharmacy454 m
Masters Pharmacy672 m
Pyramid Pharmacy694 m
Blackheath Standard Pharmacy875 m

Nearby health

Dental Beauty696 m
Sarah Crawford Advanced Aesthetics721 m
Artisan Implants848 m
Blackheath Standard Surgery889 m
Food hygiene (5-star)79% of 19

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DAY ESTATES MANAGEMENT LIMITED
M&M CHEF LIMITED
UNAT PROPERTY LIMITED

Investment

Investment grade, yield and market outlook

50

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 score14/100
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

22.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,854m
Crossrail 2 route10,939m

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)
6
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)
16
Largest scheme
72 homes · 6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP
Pipeline pressure
NONE

Named schemes (500m)

58, 58, Kidbrooke Grove, Blackheath, SE321 homes
completed
24 - 28, 24 - 28, Hervey Road, Blackheath, SE3 8BS14 homes
completed
20, 20, ANNESLEY ROAD, SE310 homes
completed
68, 68, Wricklemarsh Road, Kidbrooke, SE3 8DS3 homes
completed
90, 90, Shooters Hill Road, Blackheath, SE3 8RJ3 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 8EA

Full postcodeSE3 8EA
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.471198
Longitude0.026215
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