Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47176, 0.04957

SE18 4LA— Kidbrooke Park, Greenwich

Location and area intelligence for SE18 4LA, Kidbrooke Park, Greenwich

The family fortress

 

Schools 100%Safety 77/100Transport 26/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
54
Safety
77
Schools
100
Transport
26
Environment
92
Investment
49

The bottom line

SE18 4LA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE18 4LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for SE18 4LA

🛡️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 SE18 4LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Thomas More Catholic Primary School

Not yet inspected · 15 min walk

KS2: 110.7

★★★

Secondary

Ark Greenwich Free School

Outstanding · Inspected Apr 2023 · 3 min walk

P8: +1.45A8: 64.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.0 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+15% vs borough

Crime by type

Other32%
Violence & sexual offences30%
Anti-social behaviour12%
Vehicle crime11%
Drug offences5%
Burglary5%
Robbery3%
Theft1%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Woolwich Fire Station · 2.3km

Crime is +37% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,991/m²
Price per ft²£557/ft²
Avg floor area77.8 m²

EPC breakdown

B
4%
C
67%
D
8%

Based on 79 properties · Confidence: high

Street mix

Terraced 31%Flat 69%

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 yield861 kWh/kWp/yr
Rebuild cost estimate£194,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2026 · CAGR

+5.2%

Total change

+257%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

-24.35

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 186 sales

Property Type Mix

Total: 186 sales

Terraced30.6%
Flat/maisonette69.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£131k£173k+32.6%24
Pre-crash peak2005–2007£170k£203k+19.3%8.3
GFC & correction2008–2012£200k£180k-10%3.6
Help-to-Buy recovery2013–2016£185k£367k+98.1%5
Brexit uncertainty2017–2019£485k£290k-40.2%4.3
Pandemic surge2020–2021£285k£330k+15.6%3.5
Rate-rise correction2022–2023£360k£320k-11.1%1.5
Current market2024–2026£427k£466k+9%2

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
4.6%
District
4.6%
Terraced+0% α
Local
3.2%
District
3.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing5
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Eltham→ Victoria· 2 tph
34 min

Nearby stations

ElthamNational Rail
23 min walk
Woolwich Arsenal DLR StationDLR
31 min walk
King George V DLR StationDLR
44 min walk
London City Airport DLR StationDLR
44 min walk
West Silvertown DLR StationDLR
49 min walk
No bus stops within 400m

26

Walkability score

146

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria68 min ↑
Waterloo59 min ↑
Canary Wharf ★42 min
City58 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

10

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)197
Nearest car park197m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Co-op12 spaces· no
283m

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: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.4 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.0 km

Energy

Solar: 861 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 3

Landslide susceptibility: Medium

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 yield861.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FAIRFIELD PMS

THE FAIRFIELD CENTRE, 41- 43 FAIRFIELD GROVE, CHARLTON, SE7 8TX

19 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 679 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

159

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fox Under The Hill (723 m)

Nearest supermarketCostcutter · 582 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Omkar Food & Wine605 m
Vishnu Store771 m
WHSmith812 m

Nearby cafes

Union House Cafe820 m

Nearby pubs

Fox Under The Hill723 m
The Red Lion748 m

Nearby health

Rose Valley Medical Centre318 m
Queen Elizabeth Hospital679 m
Food hygiene (5-star)86% of 14

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

49

Investment score

Moderate

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

36.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,459m
Crossrail 2 route12,008m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,626 nationally

2,820

Est. population

13,494/km²

63%

Employed

44%

Degree educated

£42,500

Median income

9.4%

Claimant rate

Inner cityHigh densityMixed

36

Community stability

Age profile

27%
27%
26%
14%
Under 1827%
18–3427%
35–4926%
50–6414%
65+5%

Tenure

24%
32%
35%
Own outright7%
Own (mortgage)24%
Private rent32%
Social rent35%
Shared ownership2%

Ethnicity

37%
15%
23%
White British37%
White Other15%
Asian13%
Black23%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household39%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent35%
Private rent32%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
0
Largest scheme
254 homes · SITE A, FORMER BROOK HOSPITAL SITE, SITE A, FORMER BROOK HOSPITAL SITE, SHOOTERS HILL ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

SITE A, FORMER BROOK HOSPITAL SITE, SITE A, FORMER BROOK HOSPITAL SITE, SHOOTERS HILL ROAD, SE18254 homes
completed
ROYAL HERBERT HOSPITAL, ROYAL HERBERT HOSPITAL, SHOOTERS HILL ROAD, SE18234 homes
completed
Between Baker Rd, Stane Way & Tellson Ave, Between Baker Rd, Stane Way & Tellson Ave, Master Gunner Place, Woolwich, SE18224 homes
completed
SITE B, FORMER BROOK HOSPITAL, SITE B, FORMER BROOK HOSPITAL, SHOOTERS HILL ROAD, SE18186 homes
completed
FORMER BROOK HOSPITAL, SITE C, FORMER BROOK HOSPITAL, SITE C, SHOOTERS HILL ROAD, SE1880 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
18.3%
Ward turnout
42%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

John FahyLabour and Co-operative Party
Nikki ThurlowLabour and Co-operative Party

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Key facts for SE18 4LA

Full postcodeSE18 4LA
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.471763
Longitude0.049567
Parliamentary constituencyEltham and Chislehurst
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