Blackheath · Lewisham · Lewisham North constituency · 51.46513, 0.00223

SE3 9TH— Blackheath, Lewisham

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

High-connectivity investment target

 

Top 10% LondonSchools 83%Safety 72/100Transport 57/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
72
Schools
78
Transport
57
Environment
84
Investment
48

The bottom line

SE3 9TH offers exceptional schools (83% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE3 9TH scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE3 9TH meets your needs.

Location

SE3 9TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.0% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for SE3 9TH

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE3 9TH with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How SE3 9TH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

78

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

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 16 min walk

P8: +0.17A8: 52.7

83% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Above London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

114.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+50% vs borough

Crime by type

Other40%
Violence & sexual offences21%
Anti-social behaviour9%
Theft9%
Drug offences8%
Vehicle crime6%
Robbery4%
Burglary4%

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 · 1.2km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,114/m²
Price per ft²£754/ft²
Avg floor area73.4 m²

EPC breakdown

C
5%
D
12%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Flat 97%Other 3%

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£183,500
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

1995–2024 · CAGR

+7.1%

Total change

+631%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+8.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£175k+118.8%1.4
Post-dot-com plateau2001–2002£186k£176k-5.4%2
Pre-crash peak2005–2006£250k£288k+15%2
GFC & correction2009–2011£455k£330k-27.6%1.7
Help-to-Buy recovery2013–2016£375k£900k+140%1
Brexit uncertainty2017–2018£548k£525k-4.1%1.5
Pandemic surge2020–2021£415k£415k+0%1
Rate-rise correction2022–2023£465k£503k+8.2%2
Current market2024–2024£585k£585k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
6%
District
6.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
12.2 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
6 min walk
Lewisham DLR StationDLR
13 min walk
Elverson Road DLR StationDLR
17 min walk
Greenwich DLR StationDLR
23 min walk
Deptford Bridge DLR StationDLR
25 min walk
No bus stops within 400m

43

Walkability score

207

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

0

EV chargers (800m)

Nearest car park315m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
315m
🅿️
Blackheath Grove Car Park· yes
520m

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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 27.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 80% of London
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.8 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 — 3.8 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

1,520 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

4 min walk

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 363 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

578

Parks (1km)

27

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketLidl · 733 m
6 tennis courts3 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

550m

Post office

Nearby shops

Majestic223 m
Village Fruit and Veg452 m
Best-one Xpress462 m
Platform News469 m

Nearby cafes

Costa404 m
Boulangerie Jade440 m
Puccino's442 m
La Petite Boulangerie Jade462 m

Nearby restaurants

The Saffron Club407 m
PizzaExpress411 m
Franco Manca416 m
Buenos Aires Cafe417 m

Nearby pubs

The Hare and Billet333 m
The Crown378 m
Le Bar a Vin406 m
O'Neill's427 m

Nearby gyms

Blackheath Yoga414 m
Evolve Fitness Studio743 m
BASE 13749 m

Nearby pharmacies

Paydens Pharmacy484 m
Lewisham Pharmacy760 m
Baum Pharmacy763 m

Nearby health

Mr Azhar Khan337 m
Blackheath Hospital363 m
SparklySmile483 m
Lauren Turner Aesthetics494 m
Food hygiene (5-star)61% of 82

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
270

High street

A

High street health

Registered businesses

SCHOOLHOUSE CONSULTANTS LTD

Investment

Investment grade, yield and market outlook

48

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months0

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

4/100

Velocity score

Future outlook

65.7

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 route1,115m
Crossrail 2 route10,466m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,402 nationally

1,971

Est. population

4,869/km²

71%

Employed

65%

Degree educated

£48,700

Median income

4.5%

Claimant rate

Inner cityMedium densityYoung professionals

41

Community stability

Age profile

20%
25%
28%
17%
Under 1820%
18–3426%
35–4928%
50–6417%
65+10%

Tenure

21%
29%
35%
15%
Own outright21%
Own (mortgage)29%
Private rent35%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian8%
Black10%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household45%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent35%
Social rent15%

vs. London

Income vs London+16.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
93
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
61%
Historic landfill (400m)
1
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)
3
Largest scheme
139 homes · FORMER PENFOLDS TIP 'THE SHOOT', FORMER PENFOLDS TIP 'THE SHOOT', HEATH LANE, SE3
Pipeline pressure
NONE

Named schemes (500m)

STEPHEN JAMES BMW GARAGE, STEPHEN JAMES BMW GARAGE, LEE TERRACE, SE13 5DL30 homes
completed
7, 7, LEE TERRACE, SE310 homes
completed
LINDSEY HOUSE FLAT 2, LLOYD'S PLACE, LONDON, SE3 0QF, Lindsey House2 homes
completed
16, 16, Church Terrace, SE13 5BT2 homes
completed
Garages and land adjacent to, 17, Garages and land adjacent to, 17, Church Terrace, Blackheath, SE132 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

Live in SE3 9TH? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE3 9TH.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Lewisham with nearby boroughs:

Lewisham vs SouthwarkLewisham vs GreenwichLewisham vs BexleyLewisham vs Hackney

Similar postcodes

Frequently asked questions

📍 Track SE3 9TH

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE3 9TH

Full postcodeSE3 9TH
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.465126
Longitude0.002234
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