East Greenwich · Greenwich · Greenwich and Woolwich constituency · 51.48593, 0.00907

SE10 9GF— East Greenwich, Greenwich

Location and area intelligence for SE10 9GF, East Greenwich, Greenwich

The family fortress

 

Top 8% LondonSchools 100%Safety 77/100Transport 55/100~7% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
77
Schools
90
Transport
55
Environment
68
Investment
65

The bottom line

SE10 9GF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

SE10 9GF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+21.9% vs London avg
vs London crime+35.0% vs London avg

Deep-dive guides for SE10 9GF

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE10 9GF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ Church Church of England Primary School

Not yet inspected · 4 min walk

KS2: 106.3

★★

Secondary

The John Roan School

Good · Inspected Oct 2023 · 10 min walk

P8: -0.16A8: 43.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

87.7 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+13% vs borough

Crime by type

Other35%
Anti-social behaviour21%
Violence & sexual offences20%
Burglary12%
Robbery4%
Vehicle crime4%
Drug offences3%
Theft3%

Road safety

95

Road safety score

5

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 927m

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£4,177/m²
Price per ft²£388/ft²
Avg floor area62.3 m²

EPC breakdown

B
9%
C
11%

Based on 20 properties · Confidence: medium

Street mix

Flat 100%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£155,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2025 · CAGR

+7.6%

Total change

+79%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.9%

per year

Acceleration

-3.10

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£147k£185k+26.2%1.3
Rate-rise correction2022–2023£353k£448k+26.8%3.5
Current market2024–2025£350k£263k-24.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.6%
District
7.6%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
North Greenwich Underground StationJubilee line
19.6 min walk
Maze Hill

Nearby stations

Maze HillNational Rail
7 min walk
Island Gardens DLR StationDLR
17 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
18 min walk
North Greenwich Underground StationJubilee
21 min walk
Mudchute DLR StationDLR
22 min walk
No bus stops within 400m

57

Walkability score

397

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge28 min ↓
Victoria47 min ↑
Waterloo40 min ↑
Canary Wharf ★27 min
City40 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

8

Car parks (800m)

6

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)1158
Nearest car park236m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
Millennium Retail Park Customer Car Park1095 spaces· no
529m
🅿️
Greenwich Park Street Car Park· yes
670m
🅿️
Westcombe Park Station Car Park· yes
683m

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: 20.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 90% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 25%
More green space than 76% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.3 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield853.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BLACKHEATH STANDARD PMS

BLACKHEATH SURGERY, 11-13 CHARLTON ROAD, BLACKHEATH, SE3 7HB

14 min walk

81%

Recommend GP

81%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.5 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2584

Parks (1km)

33

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 476 m
1 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

219m

Post office

Nearby shops

Sainsbury's Local40 m
OHO Food and Wine58 m
Cakes & Layers161 m
Amma Food & Wine207 m

Nearby cafes

Costa24 m
Ding Tea63 m
Meow Tea Moment91 m
Avocado & Coffee140 m

Nearby restaurants

Food Sky59 m
Northeastern Sichuan61 m
Dixie Chicken65 m
K Kitchen92 m

Nearby pubs

The Vanbrugh293 m
The River Ale House296 m
The Crown317 m
Angle 90356 m

Nearby gyms

MoreYoga15 m
Novo Gym47 m
The Greenwich Centre75 m
Snap Fitness145 m

Nearby pharmacies

Pyramid Pharmacy101 m
P.E. Logan Pharmacy150 m
Boots254 m
Amal Pharmacy1.0 km

Nearby health

Vanbrugh Group Practice64 m
The Meridian Dental Practice297 m
Woodland Surgery334 m
Dent Royal580 m
Food hygiene (5-star)66% of 102

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

65

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

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

17/100

Velocity score

Future outlook

60.2

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,781m
Crossrail 2 route8,920m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,799 nationally

1,289

Est. population

30,000/km²

78%

Employed

70%

Degree educated

£51,200

Median income

3.0%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

26%
35%
30%
Under 1826%
18–3435%
35–4930%
50–648%
65+2%

Tenure

32%
22%
25%
15%
Own outright6%
Own (mortgage)32%
Private rent22%
Social rent25%
Shared ownership15%

Ethnicity

35%
23%
19%
White British35%
White Other23%
Asian13%
Black19%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine12%
No car household59%
Unemployed6%
No qualifications7%

Housing tenure (Census 2021)

Social rent25%
Private rent22%

vs. London

Income vs London+21.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
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)
35
Largest scheme
667 homes · Greenwich Wharf (Lovell's, Granite, Badcock's & Pipers), Greenwich Wharf (Lovell's, Granite, Badcock's & Pipers), Banning Street, Christchurch Way and Pelton Road, Greenwich, SE10 9PQ
Pipeline pressure
NONE

Named schemes (500m)

Land at Enderby Wharf, Christchurch Way, Greenwich, SE10 0AG477 homes
completed
1-3, 9-27, 33 & 37, 1-3, 9-27, 33 & 37, Blackwall Lane, 21, 33 & 47 Commerell Street & 109 Pelton Road, SE10137 homes
completed
Norfolk House, Norfolk House, Restell Close, Greenwich, SE3 7UN59 homes
completed
The Woodlands Building (Woodland Heights Dev), The Woodlands Building (Woodland Heights Dev), Restell Close, VANBRUGH HILL, SE341 homes
completed
STARS NIGHT CLUB, STARS NIGHT CLUB, TRAFALGAR ROAD, SE1039 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.6%
Ward turnout
43%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Jo LandGreen
George EdgarGreen
Patrick Thomas IvesGreen

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Key facts for SE10 9GF

Full postcodeSE10 9GF
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardEast Greenwich
Latitude51.485926
Longitude0.009065
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
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