Blackheath · Lewisham · Lewisham North constituency · 51.46204, 0.00577

SE3 9HA— Blackheath, Lewisham

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

The practical family move

 

Top 5% LondonSchools 100%Safety 86/100Transport 57/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
76
Safety
86
Schools
95
Transport
57
Environment
59
Investment
49

The bottom line

SE3 9HA 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 9HA

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 9HA

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

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“The practical family move”

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How SE3 9HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

St Margaret's Lee CofE Primary School

Outstanding · Inspected Jul 2024 · 3 min walk

KS2: 108.6

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 23 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 36 min walk

5 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 · 766m

Crime is 49% below 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£6,144/m²
Price per ft²£571/ft²
Avg floor area97.7 m²

EPC breakdown

C
8%
D
15%
E
7%
F
2%

Based on 32 properties · Confidence: high

Street mix

Semi 30%Detached 2%Flat 68%

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£244,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,312
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+598%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.5%

per year

Acceleration

-196.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 43 sales

Property Type Mix

Total: 43 sales

Detached2.3%
Semi-detached30.2%
Flat/maisonette67.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£87k£220k+152.9%1.8
Post-dot-com plateau2001–2004£238k£495k+108.4%2
Pre-crash peak2006–2007£315k£368k+16.7%1.5
GFC & correction2009–2012£353k£436k+23.8%2.3
Help-to-Buy recovery2013–2016£461k£1.41m+205.7%2
Brexit uncertainty2017–2018£675k£600k-11.1%1.5
Pandemic surge2021–2021£633k£633k+0%2
Rate-rise correction2022–2022£1.50m£1.50m+0%1
Current market2025–2025£608k£608k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+1.3% alpha

Weakest performer

Flat/maisonette

-0.4% alpha

Semi-detached+1.3% α
Local
9.8%
District
8.5%
Flat/maisonette-0.4% α
Local
5.6%
District
6%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing7
Trend Position100

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
15.7 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
6 min walk
Lewisham DLR StationDLR
17 min walk
Elverson Road DLR StationDLR
22 min walk
Greenwich DLR StationDLR
28 min walk
Deptford Bridge DLR StationDLR
30 min walk
No bus stops within 400m

47

Walkability score

273

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge ★26 min
Victoria41 min ↑
Waterloo34 min ↓
Canary Wharf35 min ↓
City39 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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park124m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
419m
🅿️
Blackheath Grove Car Park· yes
544m

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 waterLOW
Low
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: 7.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

CHG THE BLACKHEATH HOSPITAL

40-42 LEE TERRACE, SE3 9UD

2 min walk

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 167 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

423

Parks (1km)

28

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

28

Sports (1km)

2

Convenience

Nearest supermarketLidl · 780 m
5 tennis courts19 swimming pools

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)

539m

Post office

Nearby shops

VK Corner Shop365 m
M&S Simply Food369 m
Majestic369 m
Brandram Road Corner Shop377 m

Nearby cafes

La Petite Boulangerie Jade388 m
Rowdy388 m
Awesome Cafe418 m
Puccino's451 m

Nearby restaurants

Chilli Indian Street Kitchen365 m
The Fusion365 m
Panas Gurkha387 m
The Blackheath House402 m

Nearby pubs

The Dacre Arms207 m
Rambles360 m
The Railway434 m
The Crown509 m

Nearby gyms

BASE 13364 m
Evolve Fitness Studio415 m
Blackheath Yoga501 m

Nearby pharmacies

Lewisham Pharmacy385 m
Paydens Pharmacy559 m
Baum Pharmacy674 m

Nearby health

Mr Azhar Khan165 m
Blackheath Hospital167 m
Lewisham Medical Centre402 m
Lauren Turner Aesthetics498 m
Food hygiene (5-star)60% of 103

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

CKB ACCOMMODATION LIMITED
PLACE AGENCY DESIGN (PAD) LTD

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

66.9

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,405m
Crossrail 2 route10,888m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
116
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
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
Pipeline pressure
NONE

Named schemes (500m)

Dacre Park Estate, Dacre Park Estate, DACRE PARK, SE1325 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 homes
completed
150-152, 150-152, BOONE STREET, SE1313 homes
completed
306-310a, 306-310a, Lee High Road, SE13 5PJ11 homes
completed
7, 7, LEE TERRACE, SE310 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 9HA

Full postcodeSE3 9HA
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.462044
Longitude0.005770
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