Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47528, -0.01951

SE10 8LF— Greenwich Park, Greenwich

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

The practical family move

 

Top 13% LondonSchools 100%Safety 72/100Transport 65/100Yield 5.38%⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
72
Schools
90
Transport
65
Environment
58
Investment
61

The bottom line

SE10 8LF offers exceptional schools (100% Good/Outstanding) and low crime at £357,000 median — strong value for Families and Young professionals who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how SE10 8LF scores on each.

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Is noise a dealbreaker for you?

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Location

SE10 8LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-31.3% vs London avg
vs London income+3.1% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for SE10 8LF

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

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“The practical family move”

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How SE10 8LF 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 · 5 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 9 min walk

10 primaries · 2 secondaries · 1 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

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 432m

Crime is +78% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£357,000

Median sale price

Bottom 25% — 31% below London median

£357,000 is 31% below the London median (£520,000)

-56.4%

This year

Flat

Dominant type

Price history

5-year change
-22.0%
Sales (24 months)7
New build0.0%
Avg flat£357,000
Price per m²£5,281/m²
Price per ft²£491/ft²
Avg floor area69 m²

EPC breakdown

B
33%
C
28%
D
9%
E
2%

Based on 72 properties · Confidence: high

Street mix

Terraced 21%Detached 1%Flat 76%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

Stamp duty

Standard buyer£5,350
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,060

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.2×

Price-to-income

£1,786/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£172,500
Rebuild cost per m²£2,500/m²

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

Construction era2007 onwards
WallsCavity wall, as built, insulated (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

1997–2026 · CAGR

+1.3%

Total change

+47%

Market Activity

Price Velocity & Acceleration

Current Velocity

-59.7%

per year

Acceleration

-45.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 92 sales

Property Type Mix

Total: 92 sales

Detached1.1%
Terraced20.7%
Flat/maisonette78.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£98k£53k-46.4%1.5
Post-dot-com plateau2001–2004£232k£300k+29.3%1.5
Pre-crash peak2005–2007£190k£469k+146.6%1.3
GFC & correction2010–2012£695k£290k-58.2%15.3
Help-to-Buy recovery2013–2016£301k£378k+25.5%3
Brexit uncertainty2017–2019£400k£782k+95.4%2
Pandemic surge2020–2021£418k£458k+9.4%4
Rate-rise correction2022–2023£430k£475k+10.5%3
Current market2024–2026£416k£144k-65.4%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
1.6%
District
1.6%
Terraced+0% α
Local
9.8%
District
9.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
2.8 min walk
St Johns (London)

Nearby stations

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

67

Walkability score

246

Footpaths (500m)

0

Santander docks (800m)

0.9 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

18

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)14
Nearest car park304m
Santander docks (800m)0
Nearest cycle dock0.9 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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 55%
Above average green space

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

10 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.2 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)

45

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketDag Supermarket · 30 m
3 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

498m

Post office

Nearby shops

Golden Vineyard100 m
Tesco Express176 m
The Baker's Art244 m
Deptford Food & Wine354 m

Nearby cafes

Golden Cafe105 m
Coffee & Beyond158 m
The Drip165 m
Gaff233 m

Nearby restaurants

Thyme46 m
Kitcho91 m
Golden Chippy93 m
Sultan Sofrasi103 m

Nearby pubs

Feed The Yak210 m
The Snake Pit229 m
The Birds Nest232 m
The North Pole258 m

Nearby gyms

Laser Quest117 m
PureGym132 m
Archery Fit142 m
Kindred Yoga353 m

Nearby pharmacies

Geepharm Chemist393 m
Krisons486 m
Duncan's Pharmacy576 m
Rose Pharmacy625 m

Nearby health

Merivale Dental240 m
Greenwich Private Doctors298 m
SmileUp Dental413 m
Plumbridge Medical Centre450 m
Food hygiene (5-star)56% of 182

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

61

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score21/100
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

72.5

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route773m
Crossrail 2 route8,659m

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

Urban coreVery 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%
Price vs London-31.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
41
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)
45
Largest scheme
510 homes · Rubicon (Former Haddo Estate), Rubicon (Former Haddo Estate), TARVES WAY, NORMAN ROAD, SE10 9JX
Pipeline pressure
NONE

Named schemes (500m)

SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, SITE OF SEAGER BUILDINGS & NORFOLK HOUSE, BROOKMILL ROAD, DEPTFORD BRIDGE, SE8 4HT310 homes
completed
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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£357,000)

£5,350

Standard buyer

£0

First-time buyer

Save £5,350

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE10 8LF

Full postcodeSE10 8LF
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.475279
Longitude-0.019512
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