Blackheath Westcombe · Greenwich · Eltham and Chislehurst constituency · 51.46038, 0.02005

SE3 9AN— Blackheath Westcombe, Greenwich

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

The family fortress

 

Schools 100%Safety 85/100Transport 44/100Yield 4.09%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
64
Safety
85
Schools
100
Transport
44
Environment
76
Investment
50

The bottom line

SE3 9AN offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

SE3 9AN

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 9AN

🛡️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 9AN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Wingfield Primary School

Outstanding · Inspected Nov 2022 · 2 min walk

KS2: 107.3

—

Secondary

Thomas Tallis School

Not yet inspected · 8 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 40 min walk

2 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 · 669m

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area89.8 m²

EPC breakdown

B
11%
C
1%
D
2%

Based on 14 properties · Confidence: medium

Street mix

Detached 9%Flat 91%

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£224,500
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.20 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+7.8%

Total change

+462%

Market Activity

Price Velocity & Acceleration

Current Velocity

+106.3%

per year

Acceleration

+131.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Detached9.1%
Flat/maisonette90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£145k£145k+0%1
Pre-crash peak2006–2006£925k£925k+0%1
Brexit uncertainty2017–2019£210k£395k+88.1%2.7
Pandemic surge2020–2020£815k£815k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
29 min walk
Elverson Road DLR StationDLR
34 min walk
Greenwich DLR StationDLR
38 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
40 min walk
No bus stops within 400m

29

Walkability score

55

Footpaths (500m)

0

Santander docks (800m)

2.7 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park618m
Santander docks (800m)0
Nearest cycle dock2.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed95 Mbps
Median download155 Mbps
Superfast coverage93%
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: 8.1 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 10%
More green space than 93% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

13 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalBlackheath Hospital · 988 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

163

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

38

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Depot (482 m)

No restaurants within 800m — nearest: Sapori D'Italia (690 m)

Nearest supermarketTesco Express · 530 m
9 tennis courts19 swimming pools7 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)

705m

Post office

Nearby shops

Cheers253 m
Convenience Store268 m
YOHOME Oriental Supermarket464 m
Sainsbury's Local522 m

Nearby cafes

ArtFix330 m
Starbucks495 m
Goat Coffee566 m
Blueberry’s688 m

Nearby restaurants

Sapori D'Italia690 m
The Best Kebab766 m
Kidbrooke Kebabs976 m
The Wing Spot983 m

Nearby pubs

The Depot482 m
Old Tigers Head723 m

Nearby gyms

Crofton Albion Sports & Social Club238 m
Blackheath & Greenwich Bowling Club347 m
David Lloyd Kidbrooke436 m
Blackheath Wanderers Sports Club468 m

Nearby pharmacies

Chemcare506 m
Kidbrooke Pharmacy973 m
Food hygiene (5-star)93% of 15

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

LONDON BOAT CRUISES LTD
NIK&ISA COFFE SHOP LTD
THISWILLDO 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

33.1

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,415m
Crossrail 2 route11,628m

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)
12
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
595 homes · Former Ferrier Estate, Phase 2, Former Ferrier Estate, Phase 2, Weigall Road, Kidbrooke, SE3
Pipeline pressure
NONE

Named schemes (500m)

Former Ferrier Estate, Phase 2, Former Ferrier Estate, Phase 2, Weigall Road, Kidbrooke, SE3595 homes
completed
Phase 2 Kidbrooke Village (Fmr Ferrier Estate), Phase 2 Kidbrooke Village (Fmr Ferrier Estate), Weigall Road, Kidbrooke, SE322 homes
completed
ADJACENT TO, 83A, ADJACENT TO, 83A, BROOKLANDS PARK, SE318 homes
completed
Phase 2 Kidbrooke Village, Phase 2 Kidbrooke Village, Weigall Road, Moorhead Way, Kidbrooke, SE315 homes
completed
104 & 104A, 104 & 104A, Manor Way, Blackheath, SE3 9AN11 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 9AN

Full postcodeSE3 9AN
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.460378
Longitude0.020050
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