Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47403, -0.01903

SE10 8BB— Greenwich Park, Greenwich

Location and area intelligence for SE10 8BB, Greenwich Park, Greenwich

The family fortress

 

Top 5% LondonSchools 86%Safety 78/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
78
Safety
78
Schools
90
Transport
65
Environment
84
Investment
52

The bottom line

SE10 8BB offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Young professionals who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE10 8BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for SE10 8BB

🛡️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 8BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Tidemill Academy

Good · Inspected Nov 2022 · 6 min walk

KS2: 106.5

—

Secondary

Addey and Stanhope School

Not yet inspected · 8 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 11 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

79.9 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+3% vs borough

Crime by type

Other28%
Anti-social behaviour25%
Violence & sexual offences18%
Vehicle crime10%
Drug offences8%
Burglary5%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 368m

Crime is +23% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,005/m²
Price per ft²£465/ft²
Avg floor area96.4 m²

EPC breakdown

C
5%
D
6%
E
5%
F
5%
G
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 9%Detached 2%Flat 88%Other 2%

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 yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£241,000
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)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+2.5%

Total change

+78%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

+6.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Terraced9.1%
Flat/maisonette89.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£275k£289k+4.9%8.3
Pre-crash peak2005–2007£328k£438k+33.6%3
GFC & correction2008–2012£525k£374k-28.9%1.4
Help-to-Buy recovery2013–2016£475k£965k+103.2%1.7
Brexit uncertainty2017–2017£625k£625k+0%1
Pandemic surge2021–2021£665k£665k+0%3
Rate-rise correction2022–2023£625k£535k-14.4%1.5
Current market2024–2025£495k£490k-1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.2%
District
4.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Deptford Bridge DLR StationDLR line
2.9 min walk
St Johns (London)

Nearby stations

Deptford Bridge DLR StationDLR
3 min walk
Elverson Road DLR StationDLR
7 min walk
St Johns (London)National Rail
7 min walk
Greenwich DLR StationDLR
7 min walk
New Cross ELL Rail StationWindrush · Southeastern
12 min walk
No bus stops within 400m

63

Walkability score

227

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge ★25 min
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf26 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

14

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)14
Nearest car park202m
Santander docks (800m)0
Nearest cycle dock1.0 km

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: 15.0 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: 5.0 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 — 4.5 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 2

Landslide susceptibility: Medium

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 yield853.4 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

11 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

34

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

15

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Graduate (272 m)

Nearest supermarketDag Supermarket · 169 m
3 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

1

Libraries (1km)

1

Cinemas (2km)

536m

Post office

Nearby shops

Tesco Express129 m
Golden Vineyard211 m
Bathu280 m
Kinder Food & Wine319 m

Nearby cafes

The Drip170 m
Costa177 m
Golden Cafe215 m
Coffee & Beyond266 m

Nearby restaurants

Crrave79 m
OC Lounge103 m
Thyme188 m
Golden Chippy207 m

Nearby pubs

The Graduate272 m
The Guildford Arms287 m
The George & Dragon297 m
The Ashburnham Arms326 m

Nearby gyms

PureGym248 m
Laser Quest258 m
Archery Fit284 m
Kindred Yoga341 m

Nearby pharmacies

Geepharm Chemist300 m
Krisons523 m
Duncan's Pharmacy636 m
Rose Pharmacy767 m

Nearby health

SmileUp Dental301 m
Merivale Dental324 m
Plumbridge Medical Centre365 m
Greenwich Private Doctors385 m
Food hygiene (5-star)60% of 130

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

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

74.1

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route667m
Crossrail 2 route8,791m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,506 nationally

2,629

Est. population

14,045/km²

73%

Employed

67%

Degree educated

£49,300

Median income

3.4%

Claimant rate

Urban coreHigh densityYoung professionals

36

Community stability

Age profile

19%
39%
27%
Under 1819%
18–3439%
35–4927%
50–6411%
65+5%

Tenure

17%
26%
40%
15%
Own outright17%
Own (mortgage)26%
Private rent40%
Social rent15%
Shared ownership2%

Ethnicity

45%
18%
14%
White British45%
White Other18%
Asian14%
Black12%
Mixed9%
Other3%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household52%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent40%
Social rent15%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
37
Borough approval rate
64%
Opportunity area
New Cross/Lewisham/Catford
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
518
Largest scheme
510 homes · Rubicon (Former Haddo Estate), Rubicon (Former Haddo Estate), TARVES WAY, NORMAN ROAD, SE10 9JX
Pipeline pressure
NONE

Named schemes (500m)

WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, BROOKMILL ROAD, SE8261 homes
completed
Blocks B, C & F - The Quarter, 43-81, Blocks B, C & F - The Quarter, 43-81, Greenwich High Road, Greenwich, SE10227 homes
completed
50-62, 50-62, BLACKHEATH ROAD, SE10188 homes
completed
Land bounded by Norman Road, Land bounded by Norman Road, Greenwich High Road, Waller Way, Greenwich, SE10 8JF181 homes
completed
FAIRCHARM TRADING ESTATE, FAIRCHARM TRADING ESTATE, CREEKSIDE, SE8 3DX148 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
21.1%
Ward turnout
49%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Stacy SmithGreen
Karin TearleGreen

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Key facts for SE10 8BB

Full postcodeSE10 8BB
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.474030
Longitude-0.019033
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