Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47760, -0.01475

SE10 8JA— Greenwich Park, Greenwich

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

The family fortress

 

Top 5% LondonSchools 86%Safety 72/100Transport 63/100~0% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
72
Schools
67
Transport
63
Environment
84
Investment
39

The bottom line

SE10 8JA offers exceptional schools (86% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

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Location

SE10 8JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for SE10 8JA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE10 8JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
—

Primary

St Alfege with St Peter's Church of England Primary School

Not yet inspected · 6 min walk

KS2: 105.1

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 8 min walk

P8: +0.17A8: 52.7

86% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 9 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

115.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+50% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Anti-social behaviour21%
Theft7%
Burglary7%
Drug offences5%
Vehicle crime4%
Robbery2%

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 · 424m

Crime is +78% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£172,574/m²
Price per ft²£16,033/ft²
Avg floor area94 m²

EPC breakdown

B
9%
C
8%
D
7%
E
2%
F
1%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 4%Terraced 4%Flat 57%Other 35%

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£235,000
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 fuelmains gas (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

1997–2019 · CAGR

+7.1%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.1%

per year

Acceleration

-37.72

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached6.7%
Terraced6.7%
Flat/maisonette86.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£120k£140k+16.7%1.3
Post-dot-com plateau2003–2003£250k£250k+0%1
Pre-crash peak2005–2006£500k£360k-28%1.5
Brexit uncertainty2018–2019£514k£540k+5.1%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.6%
District
7.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Greenwich DLR StationDLR line
0.9 min walk
Greenwich

Nearby stations

Greenwich DLR StationDLR
1 min walk
GreenwichNational Rail
1 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
7 min walk
Deptford Bridge DLR StationDLR
8 min walk
Elverson Road DLR StationDLR
12 min walk
3 bus routes · 4 stops within 400m · 115 buses/hr peak

78

Walkability score

318

Footpaths (500m)

1

Santander docks (800m)

0.8 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

15

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)100
Nearest car park291m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
407m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 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 — 4.1 km

Energy

Solar: 853 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): 2

Landslide susceptibility: Medium

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 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

17 min walk

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

236

Parks (1km)

61

Restaurants (800m)

40

Cafes (800m)

9

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 529 m
1 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

346m

Post office

Nearby shops

Tarves Food & Wine124 m
Quality Food and Wine180 m
K S Supermarket310 m
Golden Vineyard321 m

Nearby cafes

18Grams39 m
Caffe Papavero110 m
Naked191 m
Junk Shop Tea Room200 m

Nearby restaurants

Banh Mi Leo64 m
Pho City185 m
South & North299 m
Sultan Sofrasi325 m

Nearby pubs

Davy's Wine Vaults15 m
Vintners Yard Bar17 m
Meridian Bar & Kitchen73 m
Belushi's Greenwich143 m

Nearby gyms

PureGym136 m
Metal5339 m
Laser Quest359 m
Archery Fit364 m

Nearby pharmacies

Duncan's Pharmacy165 m
Geepharm Chemist488 m
Rose Pharmacy554 m

Nearby health

Greenwich Private Doctors123 m
Merivale Dental180 m
Greenwich Dental Practice209 m
South Street Medical Centre236 m
Food hygiene (5-star)78% of 238

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

39

Investment score

Weak

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

Low gross yield (0.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
0.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score37/100
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

69.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,159m
Crossrail 2 route8,649m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,018 nationally

1,399

Est. population

16,352/km²

75%

Employed

68%

Degree educated

£43,300

Median income

3.6%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

16%
41%
29%
Under 1816%
18–3441%
35–4929%
50–649%
65+5%

Tenure

29%
32%
31%
Own outright5%
Own (mortgage)29%
Private rent32%
Social rent31%
Shared ownership3%

Ethnicity

35%
24%
16%
13%
White British35%
White Other24%
Asian16%
Black13%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine10%
No car household70%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent32%
Social rent31%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
108
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
Deptford Creek/Greenwich Riverside
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
483
Largest scheme
980 homes · Greenwich Reach East, Greenwich Reach East, Thames Street, Norway Street, Creek Road, Deptford Creek, Greenwich, SE10
Pipeline pressure
NONE

Named schemes (500m)

Rubicon (Former Haddo Estate), Rubicon (Former Haddo Estate), TARVES WAY, NORMAN ROAD, SE10 9JX510 homes
completed
Land bounded by Deptford Creek, Land bounded by Deptford Creek, Copperas Street, Creek Road, Greenwich, SE8249 homes
completed
CREEKSIDE VILLAGE EAST, CREEKSIDE VILLAGE EAST, COPPERAS STREET, SE8226 homes
completed
Land bounded by Norman Road, Land bounded by Norman Road, Greenwich High Road, Waller Way, Greenwich, SE10 8JF181 homes
completed
Hilton's Wharf (Durkan), Hilton's Wharf (Durkan), Norman Road, Greenwich, SE10 9QX88 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 8JA

Full postcodeSE10 8JA
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.477600
Longitude-0.014746
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