Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47456, -0.01672

SE10 8LB— Greenwich Park, Greenwich

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

The family fortress

 

Top 5% LondonSchools 83%Safety 78/100Transport 62/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
77
Safety
78
Schools
73
Transport
62
Environment
84
Investment
65

The bottom line

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

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Location

SE10 8LB

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 8LB

🛡️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 8LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 7 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 10 min walk

P8: +0.17A8: 52.7

83% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 11 min walk

8 primaries · 2 secondaries · 0 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 222m

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£7,795/m²
Price per ft²£724/ft²
Avg floor area45.9 m²

EPC breakdown

C
8%
D
8%
E
4%
F
1%

Based on 21 properties · Confidence: medium

Street mix

Flat 100%

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£114,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, 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

2006–2026 · CAGR

+3.8%

Total change

+110%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

+11.20

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£167k£194k+16.4%4.5
GFC & correction2009–2011£225k£200k-11.1%1
Help-to-Buy recovery2013–2016£230k£345k+50%1
Brexit uncertainty2019–2019£354k£354k+0%1
Pandemic surge2021–2021£333k£333k+0%1
Current market2026–2026£350k£350k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
16.4%
District
16.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Deptford Bridge DLR StationDLR
5 min walk
Greenwich DLR StationDLR
6 min walk
GreenwichNational Rail
6 min walk
Elverson Road DLR StationDLR
8 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
11 min walk
No bus stops within 400m

65

Walkability score

237

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)

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Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)114
Nearest car park119m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
720m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 5.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 34%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.4 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

13 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

176

Parks (1km)

29

Restaurants (800m)

18

Cafes (800m)

7

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

17

Sports (1km)

5

Convenience

Nearest supermarketDag Supermarket · 237 m
1 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

673m

Post office

Nearby shops

Bathu182 m
Asda Express182 m
Golden Vineyard192 m
Kinder Food & Wine263 m

Nearby cafes

Golden Cafe192 m
Costa196 m
Coffee & Beyond216 m
The Café253 m

Nearby restaurants

C's Bar and Restaurant163 m
Indelicious177 m
Pizza Base180 m
Kebab & Burger House183 m

Nearby pubs

The Guildford Arms125 m
The Ashburnham Arms169 m
The Graduate182 m
The George & Dragon214 m

Nearby gyms

PureGym216 m
Laser Quest276 m
Archery Fit304 m
Kindred Yoga509 m

Nearby pharmacies

Geepharm Chemist195 m
Duncan's Pharmacy485 m
Krisons677 m
Rose Pharmacy754 m

Nearby health

Merivale Dental222 m
SmileUp Dental232 m
Plumbridge Medical Centre243 m
Greenwich Private Doctors277 m
Food hygiene (5-star)65% of 110

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

65

Investment score

Good

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

8/100

Velocity score

Future outlook

70.1

Price growth score

B
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route796m
Crossrail 2 route8,839m

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)
52
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
New Cross/Lewisham/Catford
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
485
Largest scheme
510 homes · Rubicon (Former Haddo Estate), Rubicon (Former Haddo Estate), TARVES WAY, NORMAN ROAD, SE10 9JX
Pipeline pressure
NONE

Named schemes (500m)

Blocks B, C & F - The Quarter, 43-81, Blocks B, C & F - The Quarter, 43-81, Greenwich High Road, Greenwich, SE10227 homes
completed
Heathside and Lethbridge Estates phase 3, Heathside and Lethbridge Estates phase 3, Blackheath Hill, Lewisham Road, Morden Lane, SE13218 homes
completed
Heathside and Lethbridge Estates phase 2 (block G), Heathside and Lethbridge Estates phase 2 (block G), Blackheath Hill, Lewisham Road, Morden Lane, SE13190 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

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 8LB

Full postcodeSE10 8LB
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.474558
Longitude-0.016721
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