Land by postcode · SE area · SE3
What the open records say about the SE3 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Greenwich, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
962
Median sale price
£537,500
Median £ per m² of floor area
£8,188
Median, last 12m vs prior 12m
-2.8%
£540,175 → £525,000
Mix of sales: 4% detached, 11% semi-detached, 27% terraced, 57% flats.
New-build sales 2023–2024: 86 of 877 (10%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 795 live postcodes in SE3 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
372 of 795 postcodes
COA00000762 · Blackheath · COA00000768 · COA00000752
166 of 795 postcodes
3 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in SE3 fall inside: Green Belt, National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
47% of postcodes fall within a conservation area. Inside one, demolition needs consent, some permitted development rights are reduced, and new work is assessed against the character and appearance of the area.
21% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in SE3 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 68 decided since 2021, 22 refused, typically 114 days to a decision.
35 of 68
approved, 51%
47% across London
110 homes approved of 178 applied for
Approved examples
THE GABLES, 2-4 BLACKHEATH PARK (7 new homes)
Conversion of a former Care Home (C2 Use) into 7no. residential family homes (C3 Use) with associated ground works and landscaping works.
Approved 2022-02-25, Greenwich ref 21/2640/F
113 MYCENAE ROAD, BLACKHEATH (3 new homes)
Demolition of existing dwelling and redevelopment to provide 3 x 4-bedroom dwellings with lower ground floor, car parking, landscaping and a...
Approved 2022-10-05, Greenwich ref 21/2864/F
LAND TO THE REAR OF 182-192 SHOOTERS HILL ROAD, BLACKHEATH (8 new homes)
Construction of eight (8) new three storey terraced dwellinghouses (Use Class C3) including associated mansard roofs, garages, balconies, re...
Approved 2022-10-07, Greenwich ref 21/3591/F
By the kind of plot, from the wording of each proposal:
6 decided since 2021, 3 refused, typically 85 days to a decision
3 of 6
approved, 50%
36% across London
Approved examples
67C SHOOTERS HILL ROAD, BLACKHEATH
Demolition of existing rear garage and construction of a two storey two-bed dwellinghouse at land rear of No. 67C Shooters Hill Road; other ...
Approved 2023-10-19, Greenwich ref 23/2363/F
LAND TO THE REAR OF 22 LEE TERRACE, LONDON
Demolition of the existing garages on land at the rear of 22 Lee Terrace, SE3 and the construction of part single/part three storey dwelling...
Approved 2021-04-14, Lewisham ref DC/21/120446
29- 35 TRANQUIL VALE, LONDON
Demolition of existing office building (Use Class E) and construction of two three-storey semi-detached houses with associated landscaping' ...
Approved 2022-11-03, Lewisham ref DC/21/121861
41 decided since 2021, 11 refused, typically 87 days to a decision
18 of 41
approved, 44%
43% across London
Approved examples
LAND TO THE REAR OF 182-192 SHOOTERS HILL ROAD, BLACKHEATH
Construction of eight (8) new three storey terraced dwellinghouses (Use Class C3) including associated mansard roofs, garages, balconies, re...
Approved 2022-10-07, Greenwich ref 21/3591/F
LAND R/O 1 ANNESLEY ROAD, KIDBROOKE
Partial demolition of existing outbuildings and construction of a single dwellinghouse together with hard and soft landscaping, car and bin ...
Approved 2022-04-11, Greenwich ref 22/0226/F
122 HUMBER ROAD, BLACKHEATH
Demolition of existing garage and construction of a 2-storey dwelling with associated works.
Approved 2022-12-16, Greenwich ref 22/0519/F
4 decided since 2021, 1 refused, typically 167 days to a decision
3 of 4
approved
49% across London
Approved examples
113 MYCENAE ROAD, BLACKHEATH
Demolition of existing dwelling and redevelopment to provide 3 x 4-bedroom dwellings with lower ground floor, car parking, landscaping and a...
Approved 2022-10-05, Greenwich ref 21/2864/F
3 MORDEN ROAD, BLACKHEATH
Demolition of existing dwelling and construction of a two-storey plus basement single-family dwelling, with associated landscaping.
Approved 2022-10-26, Greenwich ref 22/0465/F
33 WRICKLEMARSH ROAD, KIDBROOKE
Demolition of existing dwelling for the construction of a four-bed dwellinghouse.
Approved 2025-01-17, Greenwich ref 24/3583/F
Also decided here: 36 applications for outbuildings, annexes or garden buildings, 33 approved, typically 83 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
SE3 is split between planning authorities: Greenwich (79% of sampled postcodes), Lewisham (21% of sampled postcodes).
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In SE3, 0% of postcodes are in the Green Belt, 47% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 21% of postcodes in SE3 are under an Article 4 direction (3 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In SE3 the median sale is £537,500, and only 10% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in SE3 would be measured against a £537,500 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: the local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.