Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47482, -0.01963

SE10 8LL— Greenwich Park, Greenwich

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 65/100~2% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
77
Safety
78
Schools
90
Transport
65
Environment
58
Investment
41

The bottom line

SE10 8LL offers exceptional schools (100% Good/Outstanding) and low crime — 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 8LL

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 8LL

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How SE10 8LL 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 · 10 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 424m

Crime is +23% 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£9,816/m²
Price per ft²£912/ft²
Avg floor area87.6 m²

EPC breakdown

C
13%
D
17%
E
2%

Based on 32 properties · Confidence: high

Street mix

Semi 4%Terraced 74%Flat 23%

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£219,000
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.7%

Total change

+826%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.5%

per year

Acceleration

-53.95

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 52 sales

Property Type Mix

Total: 52 sales

Semi-detached3.8%
Terraced75%
Flat/maisonette21.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£104k£156k+49.7%2
Post-dot-com plateau2001–2004£208k£266k+28%3
Pre-crash peak2005–2007£287k£485k+69%2
GFC & correction2009–2012£300k£433k+44.2%2
Help-to-Buy recovery2013–2015£249k£366k+47.4%2
Brexit uncertainty2017–2018£410k£780k+90.2%2
Pandemic surge2021–2021£700k£700k+0%3
Rate-rise correction2022–2023£830k£719k-13.4%1.5
Current market2024–2026£622k£965k+55.3%1.3

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
13%
District
13%
Terraced+0% α
Local
8.4%
District
8.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing8
Trend Position10

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
2.5 min walk
St Johns (London)

Nearby stations

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

67

Walkability score

249

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

17

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)14
Nearest car park288m
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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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): 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

183

Parks (1km)

42

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketDag Supermarket · 73 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)

487m

Post office

Nearby shops

Tesco Express130 m
Golden Vineyard144 m
The Baker's Art270 m
Deptford Food & Wine336 m

Nearby cafes

The Drip133 m
Golden Cafe149 m
Coffee & Beyond204 m
Costa272 m

Nearby restaurants

Thyme96 m
Crrave103 m
Golden Chippy138 m
Kitcho140 m

Nearby pubs

Feed The Yak241 m
The Snake Pit245 m
The Birds Nest251 m
The North Pole300 m

Nearby gyms

Laser Quest168 m
PureGym179 m
Archery Fit192 m
Kindred Yoga322 m

Nearby pharmacies

Geepharm Chemist374 m
Krisons474 m
Duncan's Pharmacy612 m
Rose Pharmacy674 m

Nearby health

Merivale Dental279 m
Greenwich Private Doctors340 m
SmileUp Dental385 m
Plumbridge Medical Centre434 m
Food hygiene (5-star)55% of 180

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

41

Investment score

Moderate

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

Low gross yield (2.3%) 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
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score29/100
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

77.2

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route725m
Crossrail 2 route8,695m

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)
39
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

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Key facts for SE10 8LL

Full postcodeSE10 8LL
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.474823
Longitude-0.019633
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