Blackheath · Lewisham · Lewisham North constituency · 51.45947, 0.00929

SE3 9DB— Blackheath, Lewisham

Location and area intelligence for SE3 9DB, Blackheath, Lewisham

The family fortress

 

Top 5% LondonSchools 100%Safety 86/100Transport 52/100Yield 3.64%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
75
Safety
86
Schools
100
Transport
52
Environment
62
Investment
61

The bottom line

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

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Location

SE3 9DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.5% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for SE3 9DB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE3 9DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St Margaret's Lee CofE Primary School

Outstanding · Inspected Jul 2024 · 4 min walk

KS2: 108.6

—

Secondary

Thomas Tallis School

Not yet inspected · 17 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.4 incidents per 1,000 residents

Better than 76% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime23%
Violence & sexual offences23%
Other21%
Anti-social behaviour15%
Burglary8%
Theft4%
Robbery4%
Drug offences2%

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 · 390m

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area99 m²

EPC breakdown

C
6%
D
7%
E
2%

Based on 15 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£247,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,312
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.6%

Total change

+739%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.6%

per year

Acceleration

-26.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£188k+101.6%2
Post-dot-com plateau2001–2004£250k£320k+28%1.2
Pre-crash peak2006–2007£350k£363k+3.6%2
Help-to-Buy recovery2013–2016£550k£435k-20.9%1.7
Brexit uncertainty2017–2019£708k£650k-8.1%1.5
Rate-rise correction2022–2023£755k£873k+15.6%2
Current market2024–2024£780k£780k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.8%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
19.6 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
9 min walk
Lewisham DLR StationDLR
21 min walk
Elverson Road DLR StationDLR
26 min walk
Greenwich DLR StationDLR
33 min walk
Deptford Bridge DLR StationDLR
34 min walk
No bus stops within 400m

38

Walkability score

179

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria52 min ↑
Waterloo37 min ↓
Canary Wharf43 min ↓
City41 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)

2

EV chargers (800m)

Nearest car park418m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
724m
🅿️
Blackheath Grove Car Park· yes
766m

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 5G92%

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: 27.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 22%
More green space than 82% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.0 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

1,520 hrs/yr

Sunshine

608 mm/yr

Rainfall

22.5°C

Summer avg

3.2°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

4 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 475 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

320

Parks (1km)

16

Restaurants (800m)

10

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

27

Sports (1km)

1

Convenience

Nearest supermarketLidl · 1.0 km
3 tennis courts19 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
866 licensed premises in borough229 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

360m

Post office

Nearby shops

VK Corner Shop247 m
M&S Simply Food337 m
Costcutter386 m
Food Plus Express426 m

Nearby cafes

Blueberry’s213 m
With Jam And Bread286 m
Rowdy310 m
Pistachios In The Park383 m

Nearby restaurants

Sapori D'Italia234 m
The Fusion271 m
Chilli Indian Street Kitchen277 m
Panas Gurkha303 m

Nearby pubs

Duke of Edinburgh302 m
Rambles313 m
Old Tigers Head323 m
The Dacre Arms444 m

Nearby gyms

BASE 13256 m
Evolve Fitness Studio396 m
Blackheath & Greenwich Bowling Club647 m
Blackheath Yoga772 m

Nearby pharmacies

Lewisham Pharmacy285 m
Paydens Pharmacy806 m

Nearby health

Lewisham Medical Centre352 m
Blackheath Hospital475 m
Mr Azhar Khan492 m
Lauren Turner Aesthetics722 m
Food hygiene (5-star)61% of 86

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

T&M LONDON SPECIALIST LTD

Investment

Investment grade, yield and market outlook

61

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,425London avg: £1,950/mo
Gross yield
3.6% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

50

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,698m
Crossrail 2 route11,263m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,828 nationally

1,558

Est. population

7,774/km²

66%

Employed

65%

Degree educated

£46,000

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

17%
20%
24%
19%
19%
Under 1817%
18–3420%
35–4924%
50–6419%
65+19%

Tenure

33%
24%
37%
Own outright33%
Own (mortgage)24%
Private rent37%
Social rent5%
Shared ownership0%

Ethnicity

65%
15%
White British65%
White Other15%
Asian7%
Black3%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household36%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
69
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Opportunity area
No
CIL rate (residential)
£150/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
41 homes · Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR
Pipeline pressure
NONE

Named schemes (500m)

Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR41 homes
completed
PARK LODGE WORKS, 317, PARK LODGE WORKS, 317, LEE HIGH ROAD, SE1230 homes
completed
FORMER CHURCH SITE, 78, FORMER CHURCH SITE, 78, MEADOWCOURT ROAD, SE320 homes
completed
POLICE STATION, 418, POLICE STATION, 418, LEE HIGH ROAD, SE12 8RW15 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.1%
Ward turnout
39%
Election year
2022
MP
Vicky Foxcroft (Labour)
MP majority
15,782
Constituency
Lewisham North

Councillors

Juliet CampbellLabour
Amanda De RykLabour
Luke WarnerLabour

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Key facts for SE3 9DB

Full postcodeSE3 9DB
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.459474
Longitude0.009285
Parliamentary constituencyLewisham North
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