Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.46347, 0.03751

SE3 8AA— Kidbrooke Park, Greenwich

Location and area intelligence for SE3 8AA, Kidbrooke Park, Greenwich

The family fortress

 

Schools 100%Safety 78/100Transport 37/100Yield 4.09%

Best for: Families

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

Liveability
57
Safety
78
Schools
90
Transport
37
Environment
74
Investment
48

The bottom line

SE3 8AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.8% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE3 8AA

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Henwick Primary School

Good · Inspected Apr 2024 · 5 min walk

KS2: 105.8

★★

Secondary

Leigh Academy Halley

Good · Inspected Jun 2022 · 8 min walk

P8: +0.10A8: 45.9

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+6% vs borough

Crime by type

Violence & sexual offences35%
Other29%
Anti-social behaviour16%
Vehicle crime9%
Robbery4%
Burglary4%
Drug offences2%
Theft1%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Eltham Fire Station · 2.1km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area80.1 m²

EPC breakdown

B
1%
C
8%
D
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 50%Terraced 50%

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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 200 mm loft insulation
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

2004–2018 · CAGR

+5.1%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.5%

per year

Acceleration

+4.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached50%
Terraced50%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£180k£180k+0%1
GFC & correction2011–2012£225k£225k+0%1
Help-to-Buy recovery2014–2015£295k£320k+8.5%1
Brexit uncertainty2018–2018£360k£360k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
9 min walk
Lewisham DLR StationDLR
44 min walk
Woolwich Arsenal DLR StationDLR
46 min walk
Elverson Road DLR StationDLR
48 min walk
Greenwich DLR StationDLR
49 min walk
No bus stops within 400m

21

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge ★40 min
Victoria55 min ↑
Waterloo48 min ↑
Canary Wharf40 min ↓
City53 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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)20
Nearest car park268m
Santander docks (800m)0
Nearest cycle dock3.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 9.0 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.9 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield857.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

13 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

168

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Depot (779 m)

No restaurants within 800m — nearest: Kidbrooke Kebabs (768 m)

Nearest supermarketALDI · 599 m
2 tennis courts1 swimming pools

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)

792m

Post office

Nearby shops

Premier63 m
Simply Natural245 m
Sainsbury's Local739 m
Valley Food & Wine752 m

Nearby cafes

Goat Coffee695 m
Copper Kettle Cafe745 m
Starbucks766 m

Nearby restaurants

Kidbrooke Kebabs768 m
The Wing Spot778 m
Grill House782 m

Nearby pubs

The Depot779 m
Fox Under The Hill1.2 km

Nearby pharmacies

Chemcare758 m
Kidbrooke Pharmacy763 m
Food hygiene (5-star)73% of 11

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

COLIN SUMSION LTD
H W HOUSE LTD
H W TEA LTD
JOANNA SUMSION THERAPY LTD

Investment

Investment grade, yield and market outlook

48

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

15.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,571m
Crossrail 2 route12,102m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,811 nationally

1,576

Est. population

7,297/km²

58%

Employed

36%

Degree educated

£40,000

Median income

6.3%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

27%
19%
21%
19%
Under 1827%
18–3419%
35–4922%
50–6419%
65+13%

Tenure

17%
36%
36%
Own outright17%
Own (mortgage)36%
Private rent11%
Social rent36%
Shared ownership1%

Ethnicity

49%
19%
White British50%
White Other10%
Asian13%
Black19%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household27%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent36%
Private rent10%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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
166 homes · LAND AT, LAND AT, ROCHESTER WAY, NELSON MANDELA ROAD, SE9
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, ROCHESTER WAY, NELSON MANDELA ROAD, SE9166 homes
completed
25-29, 25-29, Carnbrook Road, and Garages to rear, Kidbrooke, SE3 8AD35 homes
completed
Land at junction of, Land at junction of, Briset Road, Rochester Way, Eltham, SE9 6LH29 homes
completed
Phase 2, Phase 2, Ridgebrook Road, Highbrook, Kidbrooke, SE323 homes
completed
13-27, 13-27, Ridgebrook Road, Eltham, SE94 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 SE3 8AA

Full postcodeSE3 8AA
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.463466
Longitude0.037505
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