East Greenwich · Greenwich · Greenwich and Woolwich constituency · 51.48488, 0.00419

SE10 9TZ— East Greenwich, Greenwich

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

The family fortress

 

Top 5% LondonSchools 100%Safety 77/100Transport 59/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
75
Safety
77
Schools
90
Transport
59
Environment
85
Investment
59

The bottom line

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

The catch: high noise levels nearby.

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Location

SE10 9TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+21.9% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for SE10 9TZ

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE10 9TZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Joseph's Catholic Primary School

Good · Inspected Apr 2023 · 2 min walk

KS2: 109.4

★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.7 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+11% vs borough

Crime by type

Other34%
Violence & sexual offences28%
Anti-social behaviour17%
Vehicle crime7%
Theft4%
Robbery4%
Drug offences3%
Burglary3%

Road safety

98

Road safety score

2

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.3km

Crime is +32% 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£7,520/m²
Price per ft²£699/ft²
Avg floor area50.5 m²

EPC breakdown

B
7%
C
10%
D
12%
E
4%
F
2%
G
1%

Based on 36 properties · Confidence: high

Street mix

Semi 7%Terraced 24%Detached 7%Flat 41%Other 21%

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£126,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.9%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.9%

per year

Acceleration

+45.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 31 sales

Property Type Mix

Total: 31 sales

Detached9.7%
Semi-detached6.5%
Terraced32.3%
Flat/maisonette51.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£115k+98.3%1.5
Post-dot-com plateau2001–2004£165k£174k+5.3%2
Pre-crash peak2006–2007£368k£243k-34%2.5
Help-to-Buy recovery2016–2016£355k£355k+0%7
Brexit uncertainty2017–2018£581k£488k-16.1%2
Current market2024–2026£345k£400k+15.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
3.5%
District
3.5%
Terraced+0% α
Local
24%
District
24%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Island Gardens DLR StationDLR line
12.3 min walk
Maze Hill

Nearby stations

Maze HillNational Rail
3 min walk
Island Gardens DLR StationDLR
13 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
14 min walk
Greenwich DLR StationDLR
18 min walk
Mudchute DLR StationDLR
18 min walk
No bus stops within 400m

65

Walkability score

473

Footpaths (500m)

0

Santander docks (800m)

0.9 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

4

Car parks (800m)

6

EV chargers (800m)

Nearest car park201m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Greenwich Park Street Car Park· yes
313m
🅿️
Park Row Car Park· yes
528m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 81% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 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 — 2.7 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

12 min walk

1

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

2141

Parks (1km)

29

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

12

Convenience

Nearest supermarketCo-op Food · 313 m
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

84m

Post office

Nearby shops

Kola Butchers5 m
Apple N' Orange48 m
MOI Oriental Supermarket73 m
Nisa Local95 m

Nearby cafes

Lady Deni Brunch25 m
La Salumeria60 m
One Cafe182 m
Viva Cafe & Bistro196 m

Nearby restaurants

Mountain View Restaurant16 m
Pangma Dumplings & Noodles16 m
Sushi Friends27 m
Kathi Thai Kitchen52 m

Nearby pubs

Angle 905 m
The Crown42 m
The Pelton Arms250 m
The Vanbrugh307 m

Nearby gyms

One One One Pilates164 m
Snap Fitness246 m
The Greenwich Centre286 m
Novo Gym321 m

Nearby pharmacies

Boots104 m
P.E. Logan Pharmacy218 m
Pyramid Pharmacy280 m

Nearby health

Woodland Surgery26 m
Dent Royal222 m
Vanbrugh Group Practice301 m
The Meridian Dental Practice647 m
Food hygiene (5-star)70% 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

59

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score25/100
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

68.7

Price growth score

B
Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,501m
Crossrail 2 route8,791m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,236 nationally

2,076

Est. population

16,250/km²

71%

Employed

61%

Degree educated

£51,200

Median income

3.7%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

18%
31%
25%
17%
Under 1818%
18–3431%
35–4925%
50–6417%
65+10%

Tenure

15%
24%
34%
27%
Own outright15%
Own (mortgage)24%
Private rent34%
Social rent27%
Shared ownership1%

Ethnicity

50%
21%
14%
White British50%
White Other21%
Asian7%
Black14%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine12%
No car household48%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent34%
Social rent27%

vs. London

Income vs London+21.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
35
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)
33
Largest scheme
770 homes · Land at, Land at, Enderby Wharf, Christchurch Way, Greenwich, SE10
Pipeline pressure
NONE

Named schemes (500m)

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 9PQ667 homes
completed
Lovell's, Granite, Badcocks & Pipers Wharves, Lovell's, Granite, Badcocks & Pipers Wharves, Pelton Road, Banning Street, Greenwich, SE10466 homes
completed
Phase 1 & 2 Lovells, Granite, Badcocks & Pipers Wharves, Phase 1 & 2 Lovells, Granite, Badcocks & Pipers Wharves, Pelton Road, Greenwich, SE10439 homes
completed
Norfolk, Lister & Jenner House, Norfolk, Lister & Jenner House, Restell Close, Blackheath, SE3 7UL277 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

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 9TZ

Full postcodeSE10 9TZ
Postcode districtSE10
BoroughLondon Borough of Greenwich
WardEast Greenwich
Latitude51.484876
Longitude0.004194
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