Greenwich Park · Greenwich · Greenwich and Woolwich constituency · 51.47203, -0.01803

SE13 7ES— Greenwich Park, Greenwich

Location and area intelligence for SE13 7ES, Greenwich Park, Greenwich

The family fortress

 

Bottom 25% LondonSchools 83%Safety 80/100Transport 59/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
80
Schools
90
Transport
59
Environment
84
Investment
38

The bottom line

SE13 7ES offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

SE13 7ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for SE13 7ES

🛡️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🍕 Buzzing

“The family fortress”

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How SE13 7ES has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Morden Mount Primary School

Good · Inspected Oct 2023 · 4 min walk

KS2: 103.7

—

Secondary

Addey and Stanhope School

Not yet inspected · 10 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.4 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-14% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour24%
Drug offences7%
Vehicle crime4%
Theft3%
Burglary3%
Robbery1%

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 · 360m

Crime is +2% above 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£6,038/m²
Price per ft²£561/ft²
Avg floor area118.3 m²

EPC breakdown

C
17%
D
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 27%Terraced 64%Detached 9%

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£295,750
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
WallsCavity wall, as built, insulated (assumed)
RoofRoof room(s), insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2024 · CAGR

+2.9%

Total change

+82%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.2%

per year

Acceleration

-44.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 33 sales

Property Type Mix

Total: 33 sales

Detached9.1%
Semi-detached27.3%
Terraced63.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£370k£370k+0%17
Pre-crash peak2007–2007£356k£356k+0%3
GFC & correction2008–2012£383k£383k+0%2
Help-to-Buy recovery2014–2014£468k£468k+0%2
Brexit uncertainty2019–2019£664k£664k+0%2
Pandemic surge2021–2021£655k£655k+0%3
Rate-rise correction2022–2022£825k£825k+0%1
Current market2024–2024£675k£675k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
3.7%
District
3.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Elverson Road DLR StationDLR line
4.1 min walk
St Johns (London)

Nearby stations

Elverson Road DLR StationDLR
4 min walk
Deptford Bridge DLR StationDLR
5 min walk
St Johns (London)National Rail
5 min walk
Greenwich DLR StationDLR
9 min walk
Lewisham DLR StationDLR
11 min walk
No bus stops within 400m

59

Walkability score

259

Footpaths (500m)

0

Santander docks (800m)

1.1 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

19

Car parks (800m)

8

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)14
Nearest car park92m
Santander docks (800m)0
Nearest cycle dock1.1 km

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: 25%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 km

Energy

Solar: 854 kWh/kWp/yr

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 yield853.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CLIFTON RISE FAMILY PRACTICE

CLIFTON RISE FAMILY PRACT, WALDRON HLTH/CTR(SUITE 2), SE8 4BG

13 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalBlackheath Hospital · 2.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

31

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketDag Supermarket · 403 m
1 tennis courts4 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

674m

Post office

Nearby shops

Bathu Super Store191 m
Kinder Food & Wine194 m
Bathu236 m
Tesco Express292 m

Nearby cafes

Costa102 m
Hot Pot Cafe195 m
The Café196 m
Quaggy Café235 m

Nearby restaurants

OC Lounge131 m
C's Bar and Restaurant171 m
Soba & Sushi/Land of Thai177 m
Sushi Handroll187 m

Nearby pubs

The Graduate221 m
The George & Dragon222 m
The Brookmill Pub300 m
The Guildford Arms337 m

Nearby gyms

Kindred Yoga450 m
PureGym467 m
Laser Quest490 m
Archery Fit517 m

Nearby pharmacies

Geepharm Chemist254 m
Krisons661 m
Duncan's Pharmacy770 m
Rose Pharmacy999 m

Nearby health

SmileUp Dental204 m
Plumbridge Medical Centre314 m
Merivale Dental512 m
Greenwich Private Doctors570 m
Food hygiene (5-star)60% of 116

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

38

Investment score

Weak

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

Low gross yield (2.8%) 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
2.8% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

53.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route505m
Crossrail 2 route9,011m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,625 nationally

1,763

Est. population

20,561/km²

59%

Employed

38%

Degree educated

£49,300

Median income

9.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

25%
23%
21%
20%
Under 1825%
18–3423%
35–4921%
50–6420%
65+11%

Tenure

20%
63%
Own outright5%
Own (mortgage)11%
Private rent20%
Social rent63%
Shared ownership0%
Rent free1%

Ethnicity

30%
13%
36%
White British31%
White Other14%
Asian8%
Black36%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household54%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent63%
Private rent20%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
40
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)
6
Regeneration status
Active
Regeneration investment
£1.2bn
Est. completion
2035

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
485
Largest scheme
443 homes · HEATHSIDE AND LETHBRIDGE (PHASE 5 and 6), BLACKHEATH HILL, LONDON, SE10 7QR, Heathside And Lethbridge
Pipeline pressure
NONE

Named schemes (500m)

WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, WATER WORKS & DLR COMPOUND BLOCKS GHJ&K, BROOKMILL ROAD, SE8261 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
50-62, 50-62, BLACKHEATH ROAD, SE10188 homes
completed
6-42, 6-42, Blackheath Road, Greenwich, SE10138 homes
completed
37, 37, Greenwich High Road, Greenwich, SE10 8LR125 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 SE13 7ES

Full postcodeSE13 7ES
Postcode districtSE13
BoroughLondon Borough of Greenwich
WardGreenwich Park
Latitude51.472026
Longitude-0.018026
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