Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47368, -0.01179

SE10 8SY— Greenwich Park, Greenwich

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

The family fortress

 

Bottom 25% LondonSchools 75%Safety 77/100Transport 47/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
77
Schools
61
Transport
47
Environment
84
Investment
29

The bottom line

SE10 8SY offers low crime and a green environment — a strong choice for Families and Owner-occupiers.

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Location

SE10 8SY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for SE10 8SY

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE10 8SY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

James Wolfe Primary School and Centre for the Deaf

Not yet inspected · 5 min walk

KS2: 104.0

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 6 min walk

P8: +0.17A8: 52.7

75% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.3 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+14% vs borough

Crime by type

Other39%
Violence & sexual offences19%
Anti-social behaviour14%
Theft12%
Burglary6%
Robbery5%
Vehicle crime4%
Drug offences3%

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 · 136m

Crime is +36% above London average

Property

2 Jul

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£9,690/m²
Price per ft²£900/ft²
Avg floor area92.3 m²

EPC breakdown

C
5%
D
16%
E
11%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 2%Terraced 95%Flat 3%

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£230,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,757
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

+34.83

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 98 sales

Property Type Mix

Total: 98 sales

Semi-detached2%
Terraced94.9%
Flat/maisonette3.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£122k£310k+154.6%3.5
Post-dot-com plateau2001–2004£293k£400k+36.7%3.8
Pre-crash peak2005–2007£425k£575k+35.3%4.3
GFC & correction2008–2012£480k£445k-7.3%3
Help-to-Buy recovery2013–2016£564k£940k+66.7%3
Brexit uncertainty2017–2019£730k£530k-27.4%2.7
Pandemic surge2020–2021£954k£915k-4%4
Rate-rise correction2022–2023£885k£828k-6.5%1.5
Current market2024–2026£1.31m£874k-33.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.1%
District
7.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

54

Walkability score

255

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

9

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)100
Nearest car park159m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
630m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 43%
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: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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

21 min walk

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

282

Parks (1km)

24

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketDag Supermarket · 591 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

2

Libraries (1km)

0

Cinemas (2km)

616m

Post office

Nearby shops

Asda Express179 m
Bathu244 m
Royal Hill Sweet Shop253 m
Royal Hill Store268 m

Nearby cafes

Royal Hill Cafe274 m
The Café279 m
Hot Pot Cafe281 m
Royal Teas298 m

Nearby restaurants

Pizza Base191 m
G Bless Jerk Centre194 m
Favourite208 m
Peninsula209 m

Nearby pubs

The Guildford Arms232 m
The George & Dragon250 m
The Graduate257 m
The Prince Of Greenwich309 m

Nearby gyms

PureGym529 m
Laser Quest611 m
Archery Fit636 m
Silkworks Gym691 m

Nearby pharmacies

Geepharm Chemist223 m
Duncan's Pharmacy483 m

Nearby health

Plumbridge Medical Centre158 m
South Street Medical Centre266 m
SmileUp Dental267 m
Merivale Dental469 m
Food hygiene (5-star)71% of 103

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

E

High street health

Investment

Investment grade, yield and market outlook

29

Investment score

Weak

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

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.6

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route875m
Crossrail 2 route9,121m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,206 nationally

1,732

Est. population

2,283/km²

66%

Employed

73%

Degree educated

£49,300

Median income

3.0%

Claimant rate

SuburbanLow densityOwner occupiers / families

51

Community stability

Age profile

20%
20%
23%
22%
15%
Under 1820%
18–3420%
35–4923%
50–6422%
65+15%

Tenure

32%
33%
22%
13%
Own outright32%
Own (mortgage)33%
Private rent22%
Social rent13%
Shared ownership0%

Ethnicity

65%
18%
White British65%
White Other18%
Asian4%
Black5%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine8%
No car household31%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent22%
Social rent13%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
140
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
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
483
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
Heathside and Lethbridge Estates phase 1, Heathside and Lethbridge Estates phase 1, Blackheath Hill, Lewisham Road, Morden Lane, SE13138 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 8SY

Full postcodeSE10 8SY
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.473683
Longitude-0.011791
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