Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47570, -0.01434

SE10 8UL— Greenwich Park, Greenwich

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

The family fortress

 

Top 5% LondonSchools 83%Safety 83/100Transport 60/100~1% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
78
Safety
83
Schools
66
Transport
60
Environment
84
Investment
34

The bottom line

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

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Location

SE10 8UL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE10 8UL

🛡️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 8UL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

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 · 7 min walk

P8: +0.17A8: 52.7

83% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 11 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

50.3 incidents per 1,000 residents

Better than 62% of London
→ Stable

-35% vs borough

Crime by type

Other30%
Violence & sexual offences26%
Anti-social behaviour19%
Vehicle crime11%
Burglary7%
Theft4%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 210m

Crime is 23% below 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£10,000/m²
Price per ft²£929/ft²
Avg floor area145.7 m²

EPC breakdown

C
3%
D
6%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 3%Terraced 94%Detached 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£364,250
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)
GlazingSome double glazing
Council tax band Band DAnnual charge £1,909
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+8.2%

Total change

+875%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.6%

per year

Acceleration

-67.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 34 sales

Property Type Mix

Total: 34 sales

Detached2.9%
Semi-detached2.9%
Terraced94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£139k£155k+11.9%1.8
Post-dot-com plateau2001–2003£438k£498k+13.6%4
Pre-crash peak2005–2007£665k£706k+6.1%1
GFC & correction2008–2012£725k£885k+22.1%2
Help-to-Buy recovery2013–2013£855k£855k+0%1
Rate-rise correction2023–2023£1.40m£1.40m+0%1
Current market2025–2025£1.35m£1.35m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
12.3%
District
12.3%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Greenwich DLR StationDLR
3 min walk
GreenwichNational Rail
4 min walk
Deptford Bridge DLR StationDLR
7 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
9 min walk
Elverson Road DLR StationDLR
9 min walk
3 bus routes · 6 stops within 400m · 160 buses/hr peak

77

Walkability score

272

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

11

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)100
Nearest car park96m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
514m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 5.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.2 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

19 min walk

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

231

Parks (1km)

41

Restaurants (800m)

27

Cafes (800m)

10

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

6

Convenience

Nearest supermarketDag Supermarket · 381 m
1 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

471m

Post office

Nearby shops

Asda Express203 m
Quality Food and Wine244 m
Royal Hill Sweet Shop267 m
Royal Hill Store280 m

Nearby cafes

18Grams222 m
Coffee & Beyond263 m
Caffe Papavero272 m
Junk Shop Tea Room275 m

Nearby restaurants

Banh Mi Leo220 m
Pizza Base225 m
Peninsula255 m
Pho City257 m

Nearby pubs

The Ashburnham Arms64 m
The Guildford Arms153 m
Davy's Wine Vaults201 m
The North Pole214 m

Nearby gyms

PureGym244 m
Laser Quest365 m
Archery Fit385 m
Metal5551 m

Nearby pharmacies

Geepharm Chemist279 m
Duncan's Pharmacy288 m
Rose Pharmacy728 m

Nearby health

South Street Medical Centre137 m
Merivale Dental191 m
Greenwich Private Doctors199 m
Plumbridge Medical Centre276 m
Food hygiene (5-star)76% of 137

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

34

Investment score

Weak

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

Low gross yield (1.4%) 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
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

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

67.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route987m
Crossrail 2 route8,836m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,442 nationally

1,471

Est. population

13,768/km²

63%

Employed

62%

Degree educated

£49,300

Median income

2.8%

Claimant rate

Inner cityHigh densityYoung professionals

45

Community stability

Age profile

20%
22%
24%
16%
18%
Under 1820%
18–3422%
35–4924%
50–6416%
65+18%

Tenure

20%
27%
21%
32%
Own outright20%
Own (mortgage)27%
Private rent21%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

60%
18%
White British60%
White Other18%
Asian5%
Black11%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine14%
No car household49%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Social rent32%
Private rent21%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
111
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)
483
Largest scheme
980 homes · Greenwich Reach East, Greenwich Reach East, Thames Street, Norway Street, Creek Road, Deptford Creek, Greenwich, SE10
Pipeline pressure
NONE

Named schemes (500m)

Rubicon (Former Haddo Estate), Rubicon (Former Haddo Estate), TARVES WAY, NORMAN ROAD, SE10 9JX510 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
Land bounded by Norman Road, Land bounded by Norman Road, Greenwich High Road, Waller Way, Greenwich, SE10 8JF181 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 8UL

Full postcodeSE10 8UL
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.475695
Longitude-0.014339
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