Blackheath · Lewisham · Lewisham North constituency · 51.46431, 0.00603

SE3 9LN— Blackheath, Lewisham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 79/100Transport 60/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
75
Safety
79
Schools
95
Transport
60
Environment
84
Investment
47

The bottom line

SE3 9LN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

SE3 9LN

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+16.0% vs London avg

Deep-dive guides for SE3 9LN

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

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“The family fortress”

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How SE3 9LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

John Ball Primary School

Outstanding · Inspected May 2024 · 3 min walk

KS2: 107.3

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 20 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.6 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-0% vs borough

Crime by type

Other32%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime11%
Drug offences7%
Burglary4%
Robbery1%
Theft0%

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 · 968m

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,731/m²
Price per ft²£532/ft²
Avg floor area71.1 m²

EPC breakdown

C
13%
D
15%
E
4%

Based on 32 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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£177,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,892
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.5%

Total change

+711%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+20.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 40 sales

Property Type Mix

Total: 40 sales

Terraced2.5%
Flat/maisonette97.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£105k+98.1%1.5
Post-dot-com plateau2002–2004£165k£210k+27.5%2.3
Pre-crash peak2005–2007£213k£285k+33.8%2.3
GFC & correction2009–2012£168k£245k+45.8%1.5
Help-to-Buy recovery2014–2016£380k£395k+3.9%1
Brexit uncertainty2019–2019£351k£351k+0%1
Pandemic surge2020–2021£369k£368k-0.3%2
Rate-rise correction2022–2022£400k£400k+0%1
Current market2024–2025£376k£430k+14.4%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
6.6%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
15.4 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
3 min walk
Lewisham DLR StationDLR
16 min walk
Elverson Road DLR StationDLR
21 min walk
Greenwich DLR StationDLR
26 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
28 min walk
No bus stops within 400m

48

Walkability score

301

Footpaths (500m)

0

Santander docks (800m)

1.9 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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park77m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
169m
🅿️
Blackheath Grove Car Park· yes
330m

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: 7.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.7 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

1 min walk

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 108 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

433

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

28

Sports (1km)

6

Convenience

Nearest supermarketLidl · 889 m
4 tennis courts20 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

341m

Post office

Nearby shops

Blackheath Butchers248 m
Platform News256 m
Village Fruit and Veg273 m
Shepherd Foods274 m

Nearby cafes

La Petite Boulangerie Jade210 m
Puccino's234 m
Blackheath Coffee Co.252 m
Costa269 m

Nearby restaurants

The Blackheath House232 m
Panas236 m
The Saffron Club269 m
Sun Bo274 m

Nearby pubs

The Railway235 m
The Crown261 m
O'Neill's296 m
Le Bar a Vin316 m

Nearby gyms

Blackheath Yoga261 m
BASE 13616 m
Evolve Fitness Studio662 m
Blackheath & Greenwich Bowling Club775 m

Nearby pharmacies

Paydens Pharmacy327 m
Lewisham Pharmacy637 m
Baum Pharmacy843 m

Nearby health

Mr Azhar Khan93 m
Blackheath Hospital108 m
Lauren Turner Aesthetics289 m
SparklySmile346 m
Food hygiene (5-star)62% of 94

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

E

High street health

Registered businesses

ELLOSUN LIMITED

Investment

Investment grade, yield and market outlook

47

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 score23/100
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

66.5

Price growth score

B
Low

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,383m
Crossrail 2 route10,697m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,949 nationally

1,494

Est. population

8,730/km²

67%

Employed

63%

Degree educated

£46,000

Median income

6.3%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

22%
21%
26%
17%
14%
Under 1822%
18–3421%
35–4926%
50–6417%
65+14%

Tenure

19%
28%
27%
25%
Own outright19%
Own (mortgage)28%
Private rent27%
Social rent25%
Shared ownership0%

Ethnicity

54%
17%
14%
White British54%
White Other17%
Asian5%
Black14%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine12%
No car household46%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent27%
Social rent25%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
132
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
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)
22
Largest scheme
30 homes · STEPHEN JAMES BMW GARAGE, STEPHEN JAMES BMW GARAGE, LEE TERRACE, SE13 5DL
Pipeline pressure
NONE

Named schemes (500m)

F HEWLETT & SON, F HEWLETT & SON, WEMYSS ROAD, SE3 0TD13 homes
completed
7, 7, LEE TERRACE, SE310 homes
completed
Royal Oak PH, 1, Royal Oak PH, 1, Lee Church Street, SE13 5SG9 homes
completed
1-3, 1-3, Lee Road, Blackheath, SE3 9RQ7 homes
completed
25-27 MONTPELIER VALE & 4-5A, 25-27 MONTPELIER VALE & 4-5A, TRANQUIL PASSAGE, SE3 0TJ6 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 9LN

Full postcodeSE3 9LN
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.464306
Longitude0.006028
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