Blackheath Westcombe · Greenwich · Greenwich and Woolwich constituency · 51.46419, 0.00958

SE3 9RN— Blackheath Westcombe, Greenwich

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

The family fortress

 

Top 5% LondonSchools 100%Safety 83/100Transport 52/100Yield 4.09%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
79
Safety
83
Schools
95
Transport
52
Environment
85
Investment
55

The bottom line

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

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Location

SE3 9RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE3 9RN

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE3 9RN 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 · 20 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 · 33 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 868m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area117.8 m²

EPC breakdown

F
1%

Based on 1 properties · Confidence: very_low

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£294,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

44

Walkability score

214

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park181m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Blackheath Grove Car Park· yes
241m
🅿️
Blackheath Station Car Park· yes
269m

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: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.6 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

2 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 217 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

390

Parks (1km)

23

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

30

Sports (1km)

7

Convenience

Nearest supermarketLidl · 1.1 km
2 tennis courts23 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

216m

Post office

Nearby shops

Shepherd Foods157 m
Blackheath Butchers157 m
GAIL's171 m
Platform News179 m

Nearby cafes

La Petite Boulangerie Jade97 m
Blackheath Coffee Co.166 m
Puccino's184 m
Madeleine's Creperie207 m

Nearby restaurants

The Blackheath House89 m
Panas97 m
Cha-Louis206 m
Greggs232 m

Nearby pubs

The Railway144 m
O'Neill's307 m
The Crown310 m
Le Bar a Vin359 m

Nearby gyms

Blackheath Yoga269 m
Blackheath & Greenwich Bowling Club533 m
BASE 13659 m
Evolve Fitness Studio748 m

Nearby pharmacies

Paydens Pharmacy287 m
Lewisham Pharmacy686 m

Nearby health

Lauren Turner Aesthetics199 m
Blackheath Hospital217 m
Mr Azhar Khan240 m
SparklySmile322 m
Food hygiene (5-star)66% of 86

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

52.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,630m
Crossrail 2 route10,854m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
99
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
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)
22
Largest scheme
41 homes · Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR
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
THE GABLES, 2-4 BLACKHEATH PARK, BLACKHEATH, LONDON, SE3 9RR7 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

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Key facts for SE3 9RN

Full postcodeSE3 9RN
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.464191
Longitude0.009579
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