Blackheath · Lewisham · Lewisham North constituency · 51.46432, 0.00230

SE3 9TL— Blackheath, Lewisham

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

The family fortress

 

Top 8% LondonSchools 100%Safety 79/100Transport 56/100Yield 3.64%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
74
Safety
79
Schools
88
Transport
56
Environment
84
Investment
59

The bottom line

SE3 9TL 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 9TL

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 9TL

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

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Postcode Personality

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

“The family fortress”

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How SE3 9TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

88

Education score

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

Primary

John Ball Primary School

Outstanding · Inspected May 2024 · 4 min walk

KS2: 107.3

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 17 min walk

P8: +0.17A8: 52.7

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 · 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 · 1.1km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area119 m²

EPC breakdown

E
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£297,500
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 DAnnual charge £1,892
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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Lewisham DLR StationDLR line
12.3 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
18 min walk
Greenwich DLR StationDLR
24 min walk
Deptford Bridge DLR StationDLR
26 min walk
No bus stops within 400m

44

Walkability score

226

Footpaths (500m)

0

Santander docks (800m)

1.8 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 park260m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
343m
🅿️
Blackheath Grove Car Park· yes
547m

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
NoiseLOW
none
Quieter than 70% of London
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 — 3.9 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

4 min walk

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 321 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

558

Parks (1km)

28

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketLidl · 675 m
5 tennis courts4 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)

570m

Post office

Nearby shops

Majestic150 m
Village Fruit and Veg479 m
Blackheath Butchers485 m
Platform News486 m

Nearby cafes

Costa443 m
Puccino's460 m
La Petite Boulangerie Jade462 m
Boulangerie Jade477 m

Nearby restaurants

The Saffron Club445 m
PizzaExpress459 m
Franco Manca461 m
Buenos Aires Cafe469 m

Nearby pubs

The Dacre Arms381 m
The Hare and Billet419 m
The Crown420 m
Le Bar a Vin456 m

Nearby gyms

Blackheath Yoga448 m
Evolve Fitness Studio653 m
BASE 13663 m

Nearby pharmacies

Paydens Pharmacy520 m
Lewisham Pharmacy673 m
Baum Pharmacy685 m

Nearby health

Mr Azhar Khan294 m
Blackheath Hospital321 m
Lauren Turner Aesthetics515 m
SparklySmile524 m
Food hygiene (5-star)60% of 85

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

THE BENTHILLS LIMITED

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.4%

Rent growth (1yr)

Market liquidity

Future outlook

48.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,125m
Crossrail 2 route10,542m

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)
97
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)
10
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
Dacre Park Estate, Dacre Park Estate, DACRE PARK, SE1325 homes
completed
7, 7, LEE TERRACE, SE310 homes
completed
Royal Oak PH, 1, Royal Oak PH, 1, Lee Church Street, SE13 5SG9 homes
completed
LAND ADJACENT 33, LAND ADJACENT 33, BELMONT PARK, SE13 5BW6 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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Compare Lewisham with nearby boroughs:

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Key facts for SE3 9TL

Full postcodeSE3 9TL
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.464315
Longitude0.002300
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