Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.46578, 0.01126

SE3 9RA— Blackheath Westcombe, Greenwich

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 49/100Yield 3.96%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
83
Schools
95
Transport
49
Environment
85
Investment
50

The bottom line

SE3 9RA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £484,750 median — a strong choice for Families and Owner-occupiers.

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Location

SE3 9RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-6.8% vs London avg
vs London income+10.5% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for SE3 9RA

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 9RA 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 · 5 min walk

KS2: 107.3

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 18 min walk

P8: -0.16A8: 43.6

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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.6 incidents per 1,000 residents

Better than 59% of London
→ Stable

-29% vs borough

Crime by type

Other26%
Anti-social behaviour22%
Violence & sexual offences22%
Vehicle crime12%
Burglary11%
Theft4%
Drug offences2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.0km

Crime is 16% below London average

Property

2 Jul

Prices, sales volume and market trends

£484,750

Median sale price

7% below London median

£484,750 is 7% below the London median (£520,000)

+91.2%

This year

Flat

Dominant type

Price history

5-year change
-28.7%
Sales (24 months)10
New build0.0%
Avg flat£484,750
Price per m²£7,160/m²
Price per ft²£665/ft²
Avg floor area74 m²

EPC breakdown

C
14%
D
44%
E
14%
F
3%

Based on 75 properties · Confidence: high

Street mix

Semi 5%Terraced 4%Detached 4%Flat 87%Other 1%

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

Stamp duty

Standard buyer£11,738
First-time buyerFTB
£2,988
Additional propertyBTL/2nd
£26,280

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.4×

Price-to-income

£2,425/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£185,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+542%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

+6.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 160 sales

Property Type Mix

Total: 160 sales

Detached3.8%
Semi-detached5%
Terraced3.8%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£250k+269%7.5
Post-dot-com plateau2001–2004£149k£333k+123.5%6.5
Pre-crash peak2005–2007£228k£309k+35.6%7.3
GFC & correction2008–2012£320k£210k-34.4%3.2
Help-to-Buy recovery2013–2016£300k£435k+45%5
Brexit uncertainty2017–2019£748k£580k-22.4%4.5
Pandemic surge2020–2021£500k£680k+36%2.5
Rate-rise correction2023–2023£403k£403k+0%4
Current market2024–2026£486k£435k-10.5%4.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.2%
District
5.8%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
19.8 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

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

42

Walkability score

250

Footpaths (500m)

0

Santander docks (800m)

2.0 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park141m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Blackheath Grove Car Park· yes
141m
🅿️
Blackheath Station Car Park· yes
320m

Connectivity

Broadband and mobile coverage

100%

Full fibre

79%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed414 Mbps
Median download409 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: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

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

5 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 411 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

341

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

31

Sports (1km)

7

Convenience

Nearest supermarketM&S Simply Food · 1.4 km
3 tennis courts24 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

96m

Post office

Nearby shops

Shepherd Foods132 m
GAIL's133 m
Morrisons Daily150 m
Blackheath Butchers160 m

Nearby cafes

Blackheath Coffee Co.160 m
Madeleine's Creperie167 m
15Grams175 m
La Petite Boulangerie Jade190 m

Nearby restaurants

Cha-Louis130 m
Panas165 m
The Blackheath House170 m
Greggs171 m

Nearby pubs

The Railway168 m
O'Neill's261 m
The Crown296 m
Le Bar a Vin316 m

Nearby gyms

Blackheath Yoga245 m
Blackheath & Greenwich Bowling Club514 m
BASE 13868 m
Evolve Fitness Studio960 m

Nearby pharmacies

Paydens Pharmacy205 m
Lewisham Pharmacy897 m

Nearby health

Lauren Turner Aesthetics143 m
SparklySmile235 m
Mullally Dental Practice359 m
Blackheath Hospital411 m
Food hygiene (5-star)67% of 61

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

19 BENNETT PARK (BLACKHEATH) LIMITED
23 BENNETT PARK LIMITED
3 BENNETT PARK LIMITED
9 BENNETT PARK LIMITED
BENNETT PARK RTM COMPANY LIMITED

+7 more

Investment

Investment grade, yield and market outlook

50

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months5

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

51.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,742m
Crossrail 2 route10,782m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,410 nationally

1,502

Est. population

4,839/km²

63%

Employed

71%

Degree educated

£46,400

Median income

3.9%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

19%
19%
25%
17%
20%
Under 1819%
18–3419%
35–4925%
50–6417%
65+21%

Tenure

30%
30%
30%
Own outright30%
Own (mortgage)30%
Private rent30%
Social rent10%
Shared ownership0%

Ethnicity

70%
14%
White British70%
White Other14%
Asian6%
Black2%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine8%
No car household31%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent30%
Social rent10%

vs. London

Income vs London+10.5%
Price vs London-6.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
90
Planning apps (12 months)
1
Local approval rate
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)
20
Largest scheme
13 homes · Bennett Lodge, 16A, Bennett Lodge, 16A, Bennett Park, Blackheath, SE3 9RB
Pipeline pressure
NONE

Named schemes (500m)

Bennett Lodge, 16A, Bennett Lodge, 16A, Bennett Park, Blackheath, SE3 9RB13 homes
completed
F HEWLETT & SON, F HEWLETT & SON, WEMYSS ROAD, SE3 0TD13 homes
completed
47, 47, BENNETT PARK, SE311 homes
completed
FALCONWOOD COURT, 24, FALCONWOOD COURT, 24, MONTPELIER ROW, SE3 0RS8 homes
completed
1-3, 1-3, Lee Road, Blackheath, SE3 9RQ7 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
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Mariam LolavarLabour and Co-operative Party
Leo Sean FletcherLabour and Co-operative Party
Jasmine HagaGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£484,750)

£11,738

Standard buyer

£2,988

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE3 9RA

Full postcodeSE3 9RA
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.465781
Longitude0.011261
Parliamentary constituencyGreenwich and Woolwich
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