Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47066, 0.05349

SE18 4PS— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 21/100Yield 4.80%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
84
Schools
95
Transport
21
Environment
88
Investment
42

The bottom line

SE18 4PS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £400,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE18 4PS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-23.1% vs London avg
vs London income-4.8% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for SE18 4PS

🛡️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 4PS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Christ Church Church of England Primary School, Shooters Hill

Good · Inspected Nov 2023 · 6 min walk

KS2: 109.6

★★★

Secondary

Ark Greenwich Free School

Outstanding · Inspected Apr 2023 · 2 min walk

P8: +1.45A8: 64.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-47% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Other20%
Vehicle crime13%
Burglary6%
Theft4%
Drug offences3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 2.3km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£400,000

Median sale price

23% below London median

£400,000 is 23% below the London median (£520,000)

-37.5%

This year

Flat

Dominant type

Price history

5-year change
-4.8%
Sales (24 months)5
New build0.0%
Avg flat£400,000
Price per m²£5,391/m²
Price per ft²£501/ft²
Avg floor area76 m²

EPC breakdown

C
20%
D
17%
E
8%
F
2%

Based on 47 properties · Confidence: high

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

Stamp duty

Standard buyer£7,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.0×

Price-to-income

£2,001/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£190,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+252%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.4%

per year

Acceleration

-51.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £50k–£75k · 205 sales

Property Type Mix

Total: 205 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£150k+85.3%12.7
Post-dot-com plateau2001–2004£158k£213k+34.9%9.2
Pre-crash peak2005–2007£225k£232k+3.2%9.7
GFC & correction2008–2012£257k£478k+85.8%2.8
Help-to-Buy recovery2013–2016£260k£444k+70.8%3.8
Brexit uncertainty2017–2019£423k£370k-12.4%2
Pandemic surge2020–2021£463k£420k-9.2%3.5
Rate-rise correction2022–2023£421k£400k-4.9%6
Current market2024–2025£455k£285k-37.4%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.3%
District
4.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

ElthamNational Rail
21 min walk
Woolwich Arsenal DLR StationDLR
30 min walk
King George V DLR StationDLR
44 min walk
London City Airport DLR StationDLR
46 min walk
West Silvertown DLR StationDLR
52 min walk
No bus stops within 400m

28

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria68 min ↑
Waterloo62 min ↑
Canary Wharf ★43 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

8

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)197
Nearest car park495m
Santander docks (800m)0
Nearest cycle dock4.3 km

Nearby car parks

🅿️
Co-op12 spaces· no
582m

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: 9.7 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.6 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): 5

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

EVEREST HEALTH PARTNERSHIP

71 SHERARD ROAD, ELTHAM, SE9 6ER

22 min walk

58%

Recommend GP

58%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 766 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Red Lion (466 m)

Nearest supermarketCostcutter · 411 m
1 tennis courts

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)

1.6km

Post office

Nearby shops

Omkar Food & Wine444 m
Vishnu Store486 m
WHSmith951 m

Nearby cafes

Severndroog Castle Tea Room638 m
Union House Cafe958 m

Nearby pubs

The Red Lion466 m

Nearby health

Rose Valley Medical Centre617 m
Memorial Hospital766 m
Queen Elizabeth Hospital831 m
Food hygiene (5-star)89% of 18

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

42

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,712m
Crossrail 2 route12,290m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,382 nationally

1,721

Est. population

4,858/km²

66%

Employed

49%

Degree educated

£40,000

Median income

5.2%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

23%
20%
26%
18%
Under 1823%
18–3420%
35–4926%
50–6418%
65+13%

Tenure

23%
37%
23%
17%
Own outright23%
Own (mortgage)37%
Private rent23%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

42%
15%
14%
17%
White British42%
White Other15%
Asian14%
Black17%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household25%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent23%
Social rent17%

vs. London

Income vs London-4.8%
Price vs London-23.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
6
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
234 homes · ROYAL HERBERT HOSPITAL, ROYAL HERBERT HOSPITAL, SHOOTERS HILL ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

FORMER BROOK HOSPITAL, SITE C, FORMER BROOK HOSPITAL, SITE C, SHOOTERS HILL ROAD, SE1880 homes
completed
Former Shooters Hill Police Station, Former Shooters Hill Police Station, Shooters Hill Road, SE18 4RF35 homes
completed
Former Welcome Inn Public House, Former Welcome Inn Public House, Well Hall Road, Eltham, SE9 6UB31 homes
completed
Robertson House, 1A, Robertson House, 1A, Royal Herbert Pavillions, SE181 homes
completed
428-430, 428-430, Well Hall Road, Eltham, SE9 6UD1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£400,000)

£7,500

Standard buyer

£0

First-time buyer

Save £7,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE18 4PS

Full postcodeSE18 4PS
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.470660
Longitude0.053492
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