Blackheath Westcombe · Greenwich · Eltham and Chislehurst constituency · 51.46341, 0.01661

SE3 9BL— Blackheath Westcombe, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
62
Safety
85
Schools
90
Transport
43
Environment
58
Investment
39

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE3 9BL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE3 9BL meets your needs.

Location

SE3 9BL

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 9BL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE3 9BL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How SE3 9BL 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 · 2 min walk

KS2: 108.1

—

Secondary

Thomas Tallis School

Not yet inspected · 9 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 · 35 min walk

4 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 · 808m

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE3 district median

£469,975

Based on 483 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,924/m²
Price per ft²£550/ft²
Avg floor area141.1 m²

EPC breakdown

C
2%
D
3%
E
5%

Based on 10 properties · Confidence: medium

Street mix

Terraced 18%Detached 25%Flat 57%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£352,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.4%

Total change

+355%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.1%

per year

Acceleration

+13.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 28 sales

Property Type Mix

Total: 28 sales

Detached25%
Terraced17.9%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£165k£240k+45.5%1.6
Post-dot-com plateau2002–2004£167k£335k+100.6%1
Pre-crash peak2005–2007£725k£595k-17.9%1
GFC & correction2011–2012£643k£545k-15.3%1.5
Help-to-Buy recovery2013–2016£525k£495k-5.7%1.5
Brexit uncertainty2017–2019£805k£725k-9.9%1
Pandemic surge2020–2020£1.68m£1.68m+0%1
Rate-rise correction2022–2022£1.02m£1.02m+0%1
Current market2024–2024£750k£750k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
5.8%
District
8.5%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

BlackheathNational Rail
8 min walk
Lewisham DLR StationDLR
26 min walk
Elverson Road DLR StationDLR
30 min walk
Greenwich DLR StationDLR
33 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
35 min walk
No bus stops within 400m

18

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

2.4 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park596m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Blackheath Grove Car Park· yes
596m
🅿️
Blackheath Station Car Park· yes
740m

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 22%
Above average green space

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

6 min walk

83%

Recommend GP

83%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 689 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

38

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway (580 m)

No restaurants within 800m — nearest: The Blackheath House (543 m)

Nearest supermarketTesco Express · 797 m
7 tennis courts24 swimming pools4 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)

550m

Post office

Nearby shops

Cheers278 m
Convenience Store280 m
Shepherd Foods559 m
GAIL's566 m

Nearby cafes

ArtFix561 m
La Petite Boulangerie Jade564 m
Blackheath Coffee Co.586 m
Madeleine's Creperie609 m

Nearby restaurants

The Blackheath House543 m
Panas544 m
Cha-Louis578 m
Greggs620 m

Nearby pubs

The Railway580 m
O'Neill's713 m
The Depot723 m
The Crown742 m

Nearby gyms

Blackheath & Greenwich Bowling Club71 m
Crofton Albion Sports & Social Club628 m
Blackheath High School Sports Grounds656 m
Blackheath Yoga690 m

Nearby pharmacies

Paydens Pharmacy660 m
Chemcare775 m

Nearby health

Lauren Turner Aesthetics587 m
Blackheath Hospital689 m
SparklySmile691 m
Mr Azhar Khan715 m
Food hygiene (5-star)82% of 17

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

BLACKHEATH & GREENWICH BOWLING CLUB LIMITED
BROOK PARK RESIDENTS SOCIETY LIMITED
BROOKLANDS HOUSE FREEHOLD COMPANY LIMITED

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,125m
Crossrail 2 route11,215m

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)
51
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)
25
Largest scheme
24 homes · Morden College, 19, Morden College, 19, St Germans Place, Greenwich, SE3
Pipeline pressure
NONE

Named schemes (500m)

ADJACENT TO, 83A, ADJACENT TO, 83A, BROOKLANDS PARK, SE318 homes
completed
Drake Court 17, Drake Court 17, Brooklands Park, Blackheath, SE3 9BN2 homes
completed
25, 25, Park Gate, Greenwich, SE31 homes
completed
23A, 23A, Parkgate, Blackheath, SE3 9XF1 homes
completed
12 & 12A, 12 & 12A, Blackheath Park, Blackeath, SE3 9RP1 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

Live in SE3 9BL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE3 9BL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE3 9BL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE3 9BL

Full postcodeSE3 9BL
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.463413
Longitude0.016613
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