Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47319, -0.01479

SE10 8PB— Greenwich Park, Greenwich

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

The family fortress

 

Top 5% LondonSchools 80%Safety 78/100Transport 61/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
78
Schools
71
Transport
61
Environment
84
Investment
67

The bottom line

SE10 8PB offers exceptional schools (80% 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 8PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for SE10 8PB

🛡️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 8PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 103.7

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 9 min walk

P8: +0.17A8: 52.7

80% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 14 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 103m

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£3,629/m²
Price per ft²£337/ft²
Avg floor area71.1 m²

EPC breakdown

C
4%
D
7%

Based on 11 properties · Confidence: medium

Street mix

Semi 20%Terraced 13%Flat 53%Other 13%

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£177,750
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, 150 mm loft insulation
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

1998–2025 · CAGR

+5.4%

Total change

+315%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.9%

per year

Acceleration

-74.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached23.1%
Terraced15.4%
Flat/maisonette61.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£175k+169.2%1.3
Post-dot-com plateau2003–2003£210k£210k+0%1
Pre-crash peak2005–2005£400k£400k+0%1
GFC & correction2008–2008£240k£240k+0%1
Help-to-Buy recovery2013–2015£279k£397k+42.1%2.5
Current market2025–2025£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
21.3%
District
21.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Elverson Road DLR StationDLR
6 min walk
Deptford Bridge DLR StationDLR
7 min walk
Greenwich DLR StationDLR
7 min walk
GreenwichNational Rail
7 min walk
Lewisham DLR StationDLR
12 min walk
No bus stops within 400m

57

Walkability score

221

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)114
Nearest car park63m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
761m

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: 5.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

22 min walk

0

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

188

Parks (1km)

27

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

14

Sports (1km)

4

Convenience

Nearest supermarketDag Supermarket · 431 m
1 tennis courts2 swimming pools2 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)

0

Cinemas (2km)

729m

Post office

Nearby shops

Bathu30 m
Asda Express81 m
Kinder Food & Wine98 m
Bathu Super Store107 m

Nearby cafes

The Café89 m
Hot Pot Cafe93 m
Quaggy Café181 m
Costa182 m

Nearby restaurants

Taksim9 m
Favourite25 m
Peninsula25 m
Kebab & Burger House35 m

Nearby pubs

The George & Dragon42 m
The Graduate42 m
The Guildford Arms131 m
The Ashburnham Arms289 m

Nearby gyms

Laser Quest478 m
PureGym480 m
Archery Fit506 m
Silkworks Gym605 m

Nearby pharmacies

Geepharm Chemist9 m
Duncan's Pharmacy559 m
Rose Pharmacy947 m

Nearby health

Plumbridge Medical Centre59 m
SmileUp Dental67 m
South Street Medical Centre356 m
Merivale Dental397 m
Food hygiene (5-star)68% of 100

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

67

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
7.1% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

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

4/100

Velocity score

Future outlook

75.1

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route727m
Crossrail 2 route9,041m

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
No
Article 4 area
No
Listed buildings (800m)
90
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)
850
Largest scheme
510 homes · Rubicon (Former Haddo Estate), Rubicon (Former Haddo Estate), TARVES WAY, NORMAN ROAD, SE10 9JX
Pipeline pressure
NONE

Named schemes (500m)

HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge443 homes
completed
Heathside and Lethbridge Estates phase 4, Heathside and Lethbridge Estates phase 4, Blackheath Hill, Lewisham Road, Morden Lane, SE10236 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

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 8PB

Full postcodeSE10 8PB
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.473194
Longitude-0.014793
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