Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47785, -0.00653

SE10 8HD— Greenwich Park, Greenwich

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

The family fortress

 

Bottom 25% LondonSchools 83%Safety 77/100Transport 45/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
77
Schools
66
Transport
45
Environment
84
Investment
32

The bottom line

SE10 8HD offers exceptional schools (83% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

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Location

SE10 8HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for SE10 8HD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE10 8HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

James Wolfe Primary School and Centre for the Deaf

Not yet inspected · 2 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 3 min walk

P8: +0.17A8: 52.7

83% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.3 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+14% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour14%
Theft12%
Burglary6%
Robbery5%
Vehicle crime4%
Drug offences3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 671m

Crime is +36% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,969/m²
Price per ft²£647/ft²
Avg floor area115.3 m²

EPC breakdown

C
5%
D
10%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Terraced 16%Detached 5%Flat 80%

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£288,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,757
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+799%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.4%

per year

Acceleration

+77.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 44 sales

Property Type Mix

Total: 44 sales

Detached4.5%
Terraced15.9%
Flat/maisonette79.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£90k£370k+311.1%2.5
Post-dot-com plateau2001–2004£219k£310k+41.7%2.8
Pre-crash peak2005–2007£546k£500k-8.4%2
GFC & correction2009–2012£1.13m£465k-58.8%1
Help-to-Buy recovery2015–2015£419k£419k+0%2
Brexit uncertainty2017–2018£595k£818k+37.4%1.5
Pandemic surge2020–2020£653k£653k+0%1
Rate-rise correction2022–2022£1.18m£1.18m+0%2
Current market2024–2025£620k£809k+30.4%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing38
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Cutty Sark (for Maritime Greenwich) DLR StationDLR line
6.1 min walk
Greenwich

Nearby stations

GreenwichNational Rail
6 min walk
Greenwich DLR StationDLR
6 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
6 min walk
Island Gardens DLR StationDLR
14 min walk
Deptford Bridge DLR StationDLR
15 min walk
No bus stops within 400m

58

Walkability score

318

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge ★30 min
Victoria54 min ↑
Waterloo47 min ↑
Canary Wharf31 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

11

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)100
Nearest car park249m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
249m
🅿️
Park Row Car Park· yes
653m

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: 5.6 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 — 3.6 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): 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 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

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

15 min walk

0

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

419

Parks (1km)

47

Restaurants (800m)

36

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

13

Sports (1km)

4

Convenience

Nearest supermarketWaitrose · 807 m
10 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

308m

Post office

Nearby shops

Drings240 m
The Creaky Shed241 m
Art of Zero Living245 m
Royal Hill Store341 m

Nearby cafes

The Orangery at the Fan Museum173 m
Heap's Sausages217 m
Golden Piggies218 m
Parkside Café272 m

Nearby restaurants

El Alquimista222 m
LondonNaru228 m
The Kiosk278 m
Banana Tree293 m

Nearby pubs

Ye Olde Rose and Crown201 m
Oliver's Jazz Bar222 m
Greenwich Tavern222 m
Richard I257 m

Nearby gyms

The Gym Group569 m
PureGym706 m
Metal5721 m
One One One Pilates940 m

Nearby pharmacies

Duncan's Pharmacy412 m
Geepharm Chemist778 m
Cubitt Town Pharmacy1.2 km

Nearby health

Greenwich dental referral practice340 m
Greenwich Dental Practice379 m
South Street Medical Centre458 m
Greenwich Private Doctors682 m
Food hygiene (5-star)77% of 189

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

E

High street health

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

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

Low gross yield (2.5%) 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
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

61.4

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,457m
Crossrail 2 route8,967m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,206 nationally

1,732

Est. population

2,283/km²

66%

Employed

73%

Degree educated

£49,300

Median income

3.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

51

Community stability

Age profile

20%
20%
23%
22%
15%
Under 1820%
18–3420%
35–4923%
50–6422%
65+15%

Tenure

32%
33%
22%
13%
Own outright32%
Own (mortgage)33%
Private rent22%
Social rent13%
Shared ownership0%

Ethnicity

65%
18%
White British65%
White Other18%
Asian4%
Black5%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine8%
No car household31%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent22%
Social rent13%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
216
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
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)
2
Largest scheme
83 homes · Land between, Land between, Creek Road, Bardsley Lane, Greenwich, SE10 9SW
Pipeline pressure
NONE

Named schemes (500m)

Greenwich Police Station, 31 Royal Hill and Under-Croft Space within Swanne House, Gloucester Circus, SE1059 homes
completed
LAND TO THE NORTH AND SOUTH OF, LAND TO THE NORTH AND SOUTH OF, KING GEORGE STREET, ROYAL PLACE, LUTON PLACE, GEORGETTE PL., SE1048 homes
completed
Mays Court , 54 - 60, Mays Court , 54 - 60, Crooms Hill, Greenwich, SE10 8HF22 homes
completed
273 & Land to side/rear of 275, 273 & Land to side/rear of 275, Greenwich High Road, Greenwich, SE10 8NB10 homes
completed
49-53, 49-53, Burney Street, SE10 8EX9 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 8HD

Full postcodeSE10 8HD
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.477847
Longitude-0.006526
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