Blackheath Westcombe · Greenwich · Eltham and Chislehurst constituency · 51.46330, 0.01825

SE3 9AA— Blackheath Westcombe, Greenwich

Location and area intelligence for SE3 9AA, Blackheath Westcombe, Greenwich

The family fortress

 

Schools 100%Safety 85/100Transport 42/100Yield 4.09%

Best for: Families

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Strong for families — high safety and school scores

Liveability
63
Safety
85
Schools
90
Transport
42
Environment
72
Investment
50

The bottom line

SE3 9AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 9AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.9% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for SE3 9AA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE3 9AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brooklands Primary School

Good · Inspected Jan 2024 · 1 min walk

KS2: 108.1

—

Secondary

Thomas Tallis School

Not yet inspected · 7 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.5 incidents per 1,000 residents

Better than 74% of London
→ Stable

-53% vs borough

Crime by type

Other37%
Violence & sexual offences22%
Vehicle crime18%
Anti-social behaviour16%
Theft2%
Robbery2%
Burglary2%
Drug offences0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 842m

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area92.1 m²

EPC breakdown

C
8%
D
6%
E
2%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 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 costLow
Rebuild cost estimate£230,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

1996–2022 · CAGR

+7.9%

Total change

+622%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.7%

per year

Acceleration

+9.74

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 16 sales

Property Type Mix

Total: 16 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£81k£160k+97.5%2
Post-dot-com plateau2002–2003£215k£195k-9.3%1
Pre-crash peak2005–2006£220k£275k+25%1
Help-to-Buy recovery2013–2016£275k£625k+127.3%1.7
Pandemic surge2021–2021£575k£575k+0%2
Rate-rise correction2022–2022£585k£585k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
8.2%
District
7.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
8 min walk
Lewisham DLR StationDLR
27 min walk
Elverson Road DLR StationDLR
31 min walk
Greenwich DLR StationDLR
35 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
36 min walk
No bus stops within 400m

24

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★31 min
Victoria46 min ↑
Waterloo39 min ↑
Canary Wharf39 min ↓
City44 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park700m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Blackheath Grove Car Park· yes
700m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed480 Mbps
Median download442 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 km

Energy

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

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEE ROAD SURGERY

DOCTORS SURGERY, 20 LEE ROAD, SE3 9RT

8 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 803 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

43

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Depot (610 m)

No restaurants within 800m — nearest: The Blackheath House (655 m)

Nearest supermarketTesco Express · 685 m
10 tennis courts24 swimming pools6 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)

654m

Post office

Nearby shops

Cheers167 m
Convenience Store167 m
YOHOME Oriental Supermarket628 m
Sainsbury's Local647 m

Nearby cafes

ArtFix450 m
Starbucks623 m
La Petite Boulangerie Jade677 m
Goat Coffee686 m

Nearby restaurants

The Blackheath House655 m
Panas657 m
Cha-Louis684 m
Greggs727 m

Nearby pubs

The Depot610 m
The Railway691 m
O'Neill's819 m
Old Tigers Head864 m

Nearby gyms

Blackheath & Greenwich Bowling Club107 m
Blackheath High School Sports Grounds576 m
Crofton Albion Sports & Social Club579 m
PureGym585 m

Nearby pharmacies

Chemcare663 m
Paydens Pharmacy764 m
Kidbrooke Pharmacy842 m

Nearby health

Lauren Turner Aesthetics694 m
SparklySmile793 m
Mullally Dental Practice845 m
Food hygiene (5-star)91% of 11

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

AK BUILD LTD
FLOMED LIMITED
MASGORE ENTERPRISES LIMITED
U-STUDIO LIMITED
WHITEHOUSE ENTERPRISES 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 score16/100
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

32.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,239m
Crossrail 2 route11,293m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,916 nationally

1,341

Est. population

7,062/km²

58%

Employed

56%

Degree educated

£40,800

Median income

3.3%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

26%
15%
23%
21%
17%
Under 1826%
18–3415%
35–4923%
50–6421%
65+17%

Tenure

29%
24%
17%
30%
Own outright29%
Own (mortgage)24%
Private rent17%
Social rent30%
Shared ownership1%

Ethnicity

61%
14%
White British61%
White Other14%
Asian7%
Black7%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine13%
No car household34%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Social rent30%
Private rent17%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
33
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)
5
Largest scheme
595 homes · Former Ferrier Estate, Phase 2, Former Ferrier Estate, Phase 2, Weigall Road, Kidbrooke, SE3
Pipeline pressure
NONE

Named schemes (500m)

ADJACENT TO, 83A, ADJACENT TO, 83A, BROOKLANDS PARK, SE318 homes
completed
104 & 104A, 104 & 104A, Manor Way, Blackheath, SE3 9AN11 homes
completed
Drake Court 17, Drake Court 17, Brooklands Park, Blackheath, SE3 9BN2 homes
completed
105, 105, Blackheath Park, Blackheath, SE3 0EX1 homes
completed
34, 34, Morden Road, SE31 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 9AA

Full postcodeSE3 9AA
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.463295
Longitude0.018249
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