East Greenwich · Greenwich · Greenwich and Woolwich constituency · 51.48537, 0.01656

SE10 0LL— East Greenwich, Greenwich

Location and area intelligence for SE10 0LL, East Greenwich, Greenwich

The family fortress

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 60/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
69
Schools
90
Transport
60
Environment
59
Investment
41

The bottom line

SE10 0LL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE10 0LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+21.9% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for SE10 0LL

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

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“The family fortress”

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How SE10 0LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Halstow Primary School

Good · Inspected Sept 2021 · 1 min walk

KS2: 106.1

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 11 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

136.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+77% vs borough

Crime by type

Other47%
Violence & sexual offences22%
Vehicle crime10%
Anti-social behaviour9%
Theft6%
Burglary3%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 437m

Crime is +110% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£8,268/m²
Price per ft²£768/ft²
Avg floor area109 m²

EPC breakdown

B
1%
C
8%
D
16%
E
2%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 3%Terraced 91%Flat 6%

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 suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£272,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+811%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.8%

per year

Acceleration

-23.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached2.9%
Terraced91.4%
Flat/maisonette5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£216k+132%2.3
Post-dot-com plateau2001–2004£205k£298k+45.4%3.8
Pre-crash peak2005–2007£343k£495k+44.3%3.7
GFC & correction2008–2012£375k£680k+81.3%2.3
Help-to-Buy recovery2013–2015£638k£676k+6%2.3
Brexit uncertainty2017–2018£560k£809k+44.4%2.5
Pandemic surge2020–2021£565k£920k+62.8%3.5
Rate-rise correction2022–2023£918k£995k+8.4%1
Current market2025–2025£848k£848k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8%
District
8%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Silvertown DLR StationDLR line
23.2 min walk
Westcombe Park

Nearby stations

Westcombe ParkNational Rail
2 min walk
Island Gardens DLR StationDLR
23 min walk
North Greenwich Underground StationJubilee
24 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
24 min walk
West Silvertown DLR StationDLR
25 min walk
No bus stops within 400m

46

Walkability score

344

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf ★28 min
City42 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

9

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Total spaces (800m)1095
Nearest car park179m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Westcombe Park Station Car Park· yes
179m
🅿️
Millennium Retail Park Customer Car Park1095 spaces· no
437m
🅿️
Peninsular Retail Park· no
532m
🅿️
Asda· no
596m
🅿️
Greenwich Shopping Park· no
642m

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: 6.8 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.8 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BLACKHEATH STANDARD PMS

BLACKHEATH SURGERY, 11-13 CHARLTON ROAD, BLACKHEATH, SE3 7HB

10 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2172

Parks (1km)

25

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 710 m
2 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

977m

Post office

Nearby shops

Greenwich Convenience Store100 m
Centre Point112 m
J.K. Star Minimarket179 m
Westcombe Hill Food & Wine295 m

Nearby cafes

Venezia Cafe196 m
GMT Cafe228 m
Pistachios in the Park245 m
Meow Tea Moment442 m

Nearby restaurants

Col Col's Seafood & Rolls Stall106 m
The Coriander186 m
Royal Nepalese203 m
Kippatu212 m

Nearby pubs

Angerstein Hotel117 m
The River Ale House248 m
The Vanbrugh640 m
Rose of Denmark671 m

Nearby gyms

Novo Armory136 m
Pilates Plus London197 m
MoreYoga527 m
Novo Gym570 m

Nearby pharmacies

Asda566 m
Pyramid Pharmacy624 m
P.E. Logan Pharmacy672 m
Boots688 m

Nearby health

Wytes Westcombe Park165 m
The Meridian Dental Practice234 m
Vanbrugh Group Practice567 m
Borough Crown & Bridge Ltd606 m
Food hygiene (5-star)67% of 57

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)
618

High street

A

High street health

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

48.8

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,064m
Crossrail 2 route9,316m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,247 nationally

1,861

Est. population

9,446/km²

72%

Employed

62%

Degree educated

£51,200

Median income

5.1%

Claimant rate

Inner cityHigh densityYoung professionals

37

Community stability

Age profile

21%
33%
28%
Under 1821%
18–3433%
35–4928%
50–6411%
65+7%

Tenure

15%
30%
40%
16%
Own outright15%
Own (mortgage)30%
Private rent40%
Social rent16%
Shared ownership0%

Ethnicity

37%
23%
16%
White British37%
White Other23%
Asian16%
Black11%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine16%
No car household46%
Unemployed7%
No qualifications10%

Housing tenure (Census 2021)

Private rent40%
Social rent16%

vs. London

Income vs London+21.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
130
Largest scheme
212 homes · Land Rear of 40, Land Rear of 40, Victoria Way, Charlton, SE7
Pipeline pressure
NONE

Named schemes (500m)

East Greenwich Old Fire Station Hotel, 2, East Greenwich Old Fire Station Hotel, 2, Tunnel Avenue, Greenwich, SE10 0SB45 homes
completed
LAND AT, LAND AT, TUNNEL AVENUE, DENHAM STREET, FINGAL STREET, SE1039 homes
completed
Jet Petrol Station, 197-199, Jet Petrol Station, 197-199, Woolwich Road, Greenwich, SE10 0RJ23 homes
completed
Land at 107, Land at 107, Woolwich Road, Woolwich, SE1819 homes
completed
Former Westcombe Park Police Station, 11, Former Westcombe Park Police Station, 11, Combedale Road, Greenwich, SE10 0LQ9 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.6%
Ward turnout
43%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Jo LandGreen
George EdgarGreen
Patrick Thomas IvesGreen

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Key facts for SE10 0LL

Full postcodeSE10 0LL
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardEast Greenwich
Latitude51.485375
Longitude0.016560
Parliamentary constituencyGreenwich and Woolwich
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