Blackheath Westcombe · Greenwich · Eltham and Chislehurst constituency · 51.45932, 0.01448

SE3 9EL— Blackheath Westcombe, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
77
Schools
90
Transport
36
Environment
69
Investment
41

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for SE3 9EL

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

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🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE3 9EL 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 · 8 min walk

KS2: 108.1

—

Secondary

Thomas Tallis School

Not yet inspected · 13 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.7 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+12% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour24%
Burglary11%
Theft4%
Vehicle crime4%
Drug offences4%
Robbery1%

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 · 330m

Crime is +33% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£8,645/m²
Price per ft²£803/ft²
Avg floor area82.8 m²

EPC breakdown

C
5%
D
4%
E
3%
F
1%

Based on 13 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£207,000
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, 25 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.2%

Total change

+709%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.7%

per year

Acceleration

-12.79

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£89k£143k+60.7%2.4
Post-dot-com plateau2001–2003£210k£228k+8.3%1.5
Pre-crash peak2007–2007£355k£355k+0%1
GFC & correction2009–2010£373k£370k-0.7%1
Help-to-Buy recovery2013–2013£400k£400k+0%1
Brexit uncertainty2017–2017£575k£575k+0%1
Pandemic surge2020–2020£575k£575k+0%1
Rate-rise correction2023–2023£630k£630k+0%1
Current market2024–2025£715k£720k+0.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.8% alpha

Terraced+1.8% α
Local
12.4%
District
10.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

BlackheathNational Rail
10 min walk
Lewisham DLR StationDLR
25 min walk
Elverson Road DLR StationDLR
30 min walk
Greenwich DLR StationDLR
36 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
38 min walk
No bus stops within 400m

25

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria56 min ↑
Waterloo48 min ↑
Canary Wharf43 min ↓
City48 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park310m
Santander docks (800m)0
Nearest cycle dock2.5 km

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: 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 AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.8 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

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalBlackheath Hospital · 708 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

29

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Old Tigers Head (352 m)

Nearest supermarketTesco Express · 933 m
2 tennis courts21 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)

349m

Post office

Nearby shops

Alkalize Me443 m
Cheers554 m
Convenience Store569 m
VK Corner Shop598 m

Nearby cafes

Blueberry’s290 m
With Jam And Bread458 m
Rowdy659 m
Pistachios In The Park685 m

Nearby restaurants

Sapori D'Italia296 m
The Best Kebab429 m
The Fusion623 m
Chilli Indian Street Kitchen629 m

Nearby pubs

Old Tigers Head352 m
Duke of Edinburgh459 m
Rambles668 m
The Railway781 m

Nearby gyms

Crofton Albion Sports & Social Club418 m
Blackheath & Greenwich Bowling Club423 m
Blackheath Wanderers Sports Club528 m
BASE 13608 m

Nearby pharmacies

Lewisham Pharmacy634 m
Paydens Pharmacy914 m

Nearby health

Lewisham Medical Centre702 m
Blackheath Hospital708 m
Mr Azhar Khan732 m
Lauren Turner Aesthetics825 m
Food hygiene (5-star)72% of 36

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

A

High street health

Registered businesses

MANOR ESTATE LIMITED(THE)
MATTEO INVESTMENTS LIMITED
TIELAB LTD

Investment

Investment grade, yield and market outlook

41

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

8/100

Velocity score

Future outlook

46.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,056m
Crossrail 2 route11,492m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,577 nationally

1,569

Est. population

4,557/km²

65%

Employed

62%

Degree educated

£40,800

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

22%
19%
24%
21%
14%
Under 1822%
18–3419%
35–4924%
50–6421%
65+14%

Tenure

30%
29%
22%
18%
Own outright30%
Own (mortgage)29%
Private rent22%
Social rent18%
Shared ownership1%

Ethnicity

60%
15%
White British60%
White Other15%
Asian7%
Black8%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household37%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent22%
Social rent18%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
29
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
21-25, 21-25, ELTHAM ROAD, SE1232 homes
completed
FORMER CHURCH SITE, 78, FORMER CHURCH SITE, 78, MEADOWCOURT ROAD, SE320 homes
completed
Rear of New Tigers Head PH, 159, Rear of New Tigers Head PH, 159, Lee Road, Blackheath, SE38 homes
completed
2a (aka 430-432 Lee High Road) and 2-10, 2a (aka 430-432 Lee High Road) and 2-10, Burnt Ash Road, SE12 8PZ8 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 9EL

Full postcodeSE3 9EL
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.459322
Longitude0.014475
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