Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.47926, -0.01165

SE10 9LB— Greenwich Creekside, Greenwich

Location and area intelligence for SE10 9LB, Greenwich Creekside, Greenwich

City living at its best

 

Bottom 25% LondonSchools 86%Safety 49/100Transport 66/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
49
Schools
67
Transport
66
Environment
84
Investment
46

The bottom line

SE10 9LB offers exceptional schools (86% Good/Outstanding) and a green environment — a strong choice for Young professionals.

Less suited to Families.

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Location

SE10 9LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+242.0% vs London avg

Deep-dive guides for SE10 9LB

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

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How SE10 9LB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
—

Primary

St Alfege with St Peter's Church of England Primary School

Not yet inspected · 3 min walk

KS2: 105.1

★

Secondary

St Ursula's Convent School

Requires Improvement · Inspected Jan 2024 · 7 min walk

P8: +0.17A8: 52.7

86% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

222.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1085.7%

+188% vs borough

Crime by type

Other37%
Violence & sexual offences20%
Anti-social behaviour16%
Theft8%
Drug offences6%
Burglary6%
Vehicle crime4%
Robbery3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 621m

Crime is +242% 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£8,251/m²
Price per ft²£767/ft²
Avg floor area74 m²

EPC breakdown

C
12%
D
12%
E
5%

Based on 29 properties · Confidence: medium

Street mix

Semi 21%Terraced 64%Detached 4%Flat 11%

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£185,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+5.7%

Total change

+348%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-17.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 53 sales

Property Type Mix

Total: 53 sales

Detached3.8%
Semi-detached20.8%
Terraced64.2%
Flat/maisonette11.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£149k£176k+17.9%1.7
Post-dot-com plateau2001–2004£249k£300k+20.6%3
Pre-crash peak2005–2007£275k£395k+43.6%2.3
GFC & correction2008–2012£374k£465k+24.4%2
Help-to-Buy recovery2013–2015£421k£685k+62.6%1
Brexit uncertainty2018–2019£685k£618k-9.9%3
Pandemic surge2020–2021£900k£625k-30.6%2.5
Rate-rise correction2023–2023£702k£702k+0%3
Current market2024–2024£668k£668k+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

+0% alpha

Semi-detached+0% α
Local
17.3%
District
17.3%
Terraced+0% α
Local
5.4%
District
5.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing31
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Greenwich DLR StationDLR line
2.3 min walk
Greenwich

Nearby stations

GreenwichNational Rail
2 min walk
Greenwich DLR StationDLR
2 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
3 min walk
Deptford Bridge DLR StationDLR
12 min walk
Island Gardens DLR StationDLR
12 min walk
3 bus routes · 9 stops within 400m · 186 buses/hr peak

84

Walkability score

495

Footpaths (500m)

2

Santander docks (800m)

0.6 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

12

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)100
Nearest car park63m
Santander docks (800m)2
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
154m
🅿️
Park Row Car Park· yes
751m

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: 5.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.9 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

CUBITT TOWN PHARMACY

143 MANCHESTER ROAD, ISLE OF DOGS, E14 3DN

13 min walk

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

255

Parks (1km)

56

Restaurants (800m)

40

Cafes (800m)

11

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

16

Sports (1km)

11

Convenience

Nearest supermarketWaitrose · 440 m
4 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

11

Late-night venues

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

2

Libraries (1km)

0

Cinemas (2km)

85m

Post office

Nearby shops

K S Supermarket185 m
Quality Food and Wine208 m
Tarves Food & Wine209 m
Village Food & Wine222 m

Nearby cafes

The Green Cafe126 m
Gallery Cafe Bar145 m
Naked175 m
Caffe Papavero179 m

Nearby restaurants

South & North41 m
Banana Tree172 m
Pho City196 m
The Cabin219 m

Nearby pubs

The Lost Hour93 m
Belushi's Greenwich164 m
The Mitre Hotel168 m
Meridian Bar & Kitchen222 m

Nearby gyms

The Gym Group233 m
Metal5332 m
PureGym408 m
Meridian Fitness495 m

Nearby pharmacies

Duncan's Pharmacy151 m
Rose Pharmacy660 m
Geepharm Chemist710 m
Cubitt Town Pharmacy1.1 km

Nearby health

Greenwich dental referral practice86 m
Greenwich Dental Practice111 m
South Street Medical Centre363 m
Greenwich Private Doctors405 m
Food hygiene (5-star)78% of 228

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

46

Investment score

Moderate

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

Low gross yield (2.9%) 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
2.9% (low)London avg: 3.8%Below average yield — bottom 65%
Gentrification score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

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

77.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,425m
Crossrail 2 route8,629m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,863 nationally

1,866

Est. population

5,441/km²

68%

Employed

66%

Degree educated

£49,300

Median income

3.2%

Claimant rate

Urban coreMedium densityYoung professionals

41

Community stability

Age profile

18%
33%
23%
16%
Under 1818%
18–3433%
35–4923%
50–6416%
65+10%

Tenure

15%
25%
27%
33%
Own outright15%
Own (mortgage)25%
Private rent27%
Social rent33%
Shared ownership0%

Ethnicity

52%
17%
15%
White British52%
White Other17%
Asian8%
Black15%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household53%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Social rent33%
Private rent27%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
157
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
Deptford Creek/Greenwich Riverside
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
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
Land between, Land between, Creek Road, Bardsley Lane, Greenwich, SE10 9SW83 homes
completed
Greenwich Police Station, 31 Royal Hill and Under-Croft Space within Swanne House, Gloucester Circus, SE1059 homes
completed
WOOD WHARF & ADJACENT PLAYGROUND B/B, WOOD WHARF & ADJACENT PLAYGROUND B/B, THAMES STREET, HORSEFERRY PLACE, SE10 9DH48 homes
completed
Holt Court, 26, Holt Court, 26, Horseferry Place, Greenwich, SE10 9HG41 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.2%
Ward turnout
42%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Tillie MuirLabour
Calum O'Byrne MulliganLabour

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Key facts for SE10 9LB

Full postcodeSE10 9LB
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.479265
Longitude-0.011649
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