Blackheath · Lewisham · Lewisham North constituency · 51.46289, 0.00525

SE3 9UA— Blackheath, Lewisham

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

The family fortress

 

Top 5% LondonSchools 100%Safety 86/100Transport 58/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
78
Safety
86
Schools
95
Transport
58
Environment
84
Investment
51

The bottom line

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

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Location

SE3 9UA

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-49.0% vs London avg

Deep-dive guides for SE3 9UA

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

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

“The family fortress”

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How SE3 9UA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

St Margaret's Lee CofE Primary School

Outstanding · Inspected Jul 2024 · 5 min walk

KS2: 108.6

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 22 min walk

P8: -0.16A8: 43.6

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 · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.4 incidents per 1,000 residents

Better than 76% of London
→ Stable

-56% vs borough

Crime by type

Vehicle crime23%
Violence & sexual offences23%
Other21%
Anti-social behaviour15%
Burglary8%
Theft4%
Robbery4%
Drug offences2%

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 · 863m

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£7,752/m²
Price per ft²£720/ft²
Avg floor area64.6 m²

EPC breakdown

C
4%
D
7%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 14%Flat 86%

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£161,500
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,312
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.3%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-8.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached14.3%
Flat/maisonette85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£80k£93k+15.7%1
Post-dot-com plateau2001–2003£148k£180k+21.6%1
Pre-crash peak2007–2007£285k£285k+0%2
GFC & correction2008–2011£214k£250k+16.7%1.5
Help-to-Buy recovery2013–2016£395k£425k+7.6%2
Brexit uncertainty2019–2019£425k£425k+0%1
Pandemic surge2021–2021£444k£444k+0%3
Rate-rise correction2022–2022£470k£470k+0%1
Current market2025–2026£505k£500k-1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.3% alpha

Flat/maisonette+2.3% α
Local
5.8%
District
3.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
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 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
5 min walk
Lewisham DLR StationDLR
16 min walk
Elverson Road DLR StationDLR
21 min walk
Greenwich DLR StationDLR
27 min walk
Deptford Bridge DLR StationDLR
29 min walk
No bus stops within 400m

45

Walkability score

284

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 park36m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Blackheath Station Car Park· yes
335m
🅿️
Blackheath Grove Car Park· yes
484m

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: 7.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
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

1 min walk

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 118 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

426

Parks (1km)

27

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

28

Sports (1km)

0

Convenience

Nearest supermarketLidl · 773 m
5 tennis courts19 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)

487m

Post office

Nearby shops

Majestic309 m
Blackheath Butchers394 m
Platform News407 m
Shepherd Foods416 m

Nearby cafes

La Petite Boulangerie Jade340 m
Puccino's388 m
Blackheath Coffee Co.400 m
Madeleine's Creperie428 m

Nearby restaurants

The Blackheath House359 m
Panas365 m
Sun Bo433 m
The Saffron Club436 m

Nearby pubs

The Dacre Arms252 m
The Railway380 m
The Crown428 m
Rambles449 m

Nearby gyms

Blackheath Yoga426 m
BASE 13460 m
Evolve Fitness Studio496 m

Nearby pharmacies

Lewisham Pharmacy478 m
Paydens Pharmacy489 m
Baum Pharmacy697 m

Nearby health

Mr Azhar Khan100 m
Blackheath Hospital118 m
Lauren Turner Aesthetics440 m
Lewisham Medical Centre489 m
Food hygiene (5-star)60% of 102

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)
270

High street

A

High street health

Investment

Investment grade, yield and market outlook

51

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition270
Sales last 12 months2

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

17/100

Velocity score

Future outlook

68.6

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 route1,352m
Crossrail 2 route10,791m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,828 nationally

1,558

Est. population

7,774/km²

66%

Employed

65%

Degree educated

£46,000

Median income

4.9%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

17%
20%
24%
19%
19%
Under 1817%
18–3420%
35–4924%
50–6419%
65+19%

Tenure

33%
24%
37%
Own outright33%
Own (mortgage)24%
Private rent37%
Social rent5%
Shared ownership0%

Ethnicity

65%
15%
White British65%
White Other15%
Asian7%
Black3%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine8%
No car household36%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent37%
Social rent5%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
124
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
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)
23
Largest scheme
88 homes · BOONES ALMSHOUSES, BOONES ALMSHOUSES, BELMONT PARK, SE13 5BL
Pipeline pressure
NONE

Named schemes (500m)

Dacre Park Estate, Dacre Park Estate, DACRE PARK, SE1325 homes
completed
215-217, 215-217, LEE HIGH ROAD, SE13 5PQ14 homes
completed
150-152, 150-152, BOONE STREET, SE1313 homes
completed
306-310a, 306-310a, Lee High Road, SE13 5PJ11 homes
completed
7, 7, LEE TERRACE, SE310 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 9UA

Full postcodeSE3 9UA
Postcode districtSE3
BoroughLondon Borough of Lewisham
WardBlackheath
Latitude51.462889
Longitude0.005246
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