Blackheath Westcombe · Greenwich · Eltham and Chislehurst constituency · 51.46320, 0.01318

SE3 9XD— Blackheath Westcombe, Greenwich

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 45/100Yield 4.09%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
71
Safety
77
Schools
90
Transport
45
Environment
56
Investment
52

The bottom line

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

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Location

SE3 9XD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for SE3 9XD

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

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🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How SE3 9XD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brooklands Primary School

Good · Inspected Jan 2024 · 5 min walk

KS2: 108.1

—

Secondary

Thomas Tallis School

Not yet inspected · 12 min walk

P8: -0.09A8: 46.3

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 · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.7 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+12% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour24%
Burglary11%
Theft4%
Vehicle crime4%
Drug offences4%
Robbery1%

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 · 734m

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area178.8 m²

EPC breakdown

B
1%
C
1%
D
1%
E
2%

Based on 5 properties · Confidence: low

Street mix

Semi 7%Detached 33%Flat 60%

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£447,000
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)
RoofPitched, 300 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+8.1%

Total change

+556%

Market Activity

Price Velocity & Acceleration

Current Velocity

-25.8%

per year

Acceleration

+18.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Detached33.3%
Semi-detached6.7%
Flat/maisonette60%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£90k£340k+277.8%1.3
Post-dot-com plateau2002–2003£600k£1.02m+70%1
Pre-crash peak2005–2006£1.07m£502k-53.3%1.5
GFC & correction2011–2012£863k£450k-47.8%1.5
Help-to-Buy recovery2015–2015£1.43m£1.43m+0%1
Brexit uncertainty2017–2019£795k£590k-25.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
21.5 min walk
Blackheath→ Victoria· 2 tph
26 min

Nearby stations

BlackheathNational Rail
5 min walk
Lewisham DLR StationDLR
23 min walk
Elverson Road DLR StationDLR
27 min walk
Greenwich DLR StationDLR
31 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
33 min walk
No bus stops within 400m

33

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

2.3 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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park422m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Blackheath Grove Car Park· yes
436m
🅿️
Blackheath Station Car Park· yes
536m

Connectivity

Broadband and mobile coverage

100%

Full fibre

50%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed300 Mbps
Median download300 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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

3 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 451 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

266

Parks (1km)

20

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

30

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway (386 m)

Nearest supermarketTesco Express · 1.0 km
3 tennis courts22 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

392m

Post office

Nearby shops

Shepherd Foods375 m
GAIL's386 m
Blackheath Butchers391 m
Platform News410 m

Nearby cafes

La Petite Boulangerie Jade357 m
Blackheath Coffee Co.399 m
Puccino's427 m
Madeleine's Creperie431 m

Nearby restaurants

The Blackheath House338 m
Panas342 m
Cha-Louis409 m
Greggs449 m

Nearby pubs

The Railway386 m
O'Neill's540 m
The Crown558 m
Le Bar a Vin597 m

Nearby gyms

Blackheath & Greenwich Bowling Club264 m
Blackheath Yoga509 m
BASE 13713 m
Crofton Albion Sports & Social Club738 m

Nearby pharmacies

Paydens Pharmacy499 m
Lewisham Pharmacy744 m

Nearby health

Lauren Turner Aesthetics413 m
Blackheath Hospital451 m
Mr Azhar Khan478 m
SparklySmile533 m
Food hygiene (5-star)70% of 82

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

DITO DEVELOPMENTS LIMITED
JB47 LIMITED
PLLA LIMITED

Investment

Investment grade, yield and market outlook

52

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

46.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,890m
Crossrail 2 route11,091m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,577 nationally

1,569

Est. population

4,557/km²

65%

Employed

62%

Degree educated

£40,800

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

22%
19%
24%
21%
14%
Under 1822%
18–3419%
35–4924%
50–6421%
65+14%

Tenure

30%
29%
22%
18%
Own outright30%
Own (mortgage)29%
Private rent22%
Social rent18%
Shared ownership1%

Ethnicity

60%
15%
White British60%
White Other15%
Asian7%
Black8%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household37%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent22%
Social rent18%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
79
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)
20
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
47, 47, BENNETT PARK, SE311 homes
completed
THE GABLES, 2-4 BLACKHEATH PARK, BLACKHEATH, LONDON, SE3 9RR7 homes
completed
1-3, 1-3, Lee Road, Blackheath, SE3 9RQ7 homes
completed
9-11, 9-11, Lee Road, Blackheath, SE3 9RQ5 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
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

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

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Key facts for SE3 9XD

Full postcodeSE3 9XD
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardBlackheath Westcombe
Latitude51.463203
Longitude0.013178
Parliamentary constituencyEltham and Chislehurst
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