Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.46564, 0.03173

SE3 8AY— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
65
Safety
84
Schools
60
Transport
40
Environment
74
Investment
39

The bottom line

SE3 8AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SE3 8AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SE3 8AY

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Kidbrooke Park Primary School

Not yet inspected · 6 min walk

—

Secondary

Thomas Tallis School

Not yet inspected · 5 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.5 incidents per 1,000 residents

Better than 64% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour19%
Other17%
Vehicle crime15%
Burglary11%
Theft4%
Drug offences3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

7

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.7km

Crime is 25% below 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.

SE3 district median

£469,975

Based on 483 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,626/m²
Price per ft²£523/ft²
Avg floor area108.6 m²

EPC breakdown

C
2%
D
10%
E
4%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 96%Terraced 4%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£271,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+6.8%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.4%

per year

Acceleration

+65.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £450k–£500k · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached95.7%
Terraced4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£119k£158k+32.4%2
Post-dot-com plateau2001–2002£197k£190k-3.6%1.5
Pre-crash peak2005–2006£250k£246k-1.5%1.5
GFC & correction2011–2011£260k£260k+0%1
Help-to-Buy recovery2013–2016£383k£545k+42.5%1.3
Brexit uncertainty2017–2017£581k£581k+0%2
Pandemic surge2020–2020£569k£569k+0%2
Rate-rise correction2022–2022£638k£638k+0%2
Current market2024–2025£495k£710k+43.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
7.4%
District
7.5%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out 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 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
6 min walk
Lewisham DLR StationDLR
39 min walk
Elverson Road DLR StationDLR
42 min walk
Greenwich DLR StationDLR
43 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
43 min walk
No bus stops within 400m

43

Walkability score

152

Footpaths (500m)

0

Santander docks (800m)

3.2 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)20
Nearest car park264m
Santander docks (800m)0
Nearest cycle dock3.2 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 waterLOW
Low
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 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 — 2.7 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): None recorded

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

8 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.8 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

188

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Depot (563 m)

Nearest supermarketALDI · 291 m
6 tennis courts1 swimming pools2 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)

327m

Post office

Nearby shops

Valley Food & Wine284 m
Premier508 m
Sainsbury's Local533 m
YOHOME Oriental Supermarket614 m

Nearby cafes

Copper Kettle Cafe277 m
Goat Coffee502 m
Starbucks553 m
ArtFix676 m

Nearby restaurants

Kidbrooke Kebabs302 m
The Wing Spot312 m
Grill House317 m
Great Wall1.0 km

Nearby pubs

The Depot563 m

Nearby gyms

Blackheath High School Sports Grounds528 m
PureGym549 m
David Lloyd Kidbrooke857 m

Nearby pharmacies

Kidbrooke Pharmacy297 m
Chemcare582 m
Masters Pharmacy1.0 km

Nearby health

Dental Beauty1.1 km
Food hygiene (5-star)67% of 24

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

BIMFEM PROPERTIES LIMITED
FREEHOLD SPECIALIST LTD
MT SURGERY LTD
SGL PROPERTY INVESTMENT LIMITED

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score17/100
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

50.3

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,164m
Crossrail 2 route11,659m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,740 nationally

1,486

Est. population

5,600/km²

57%

Employed

44%

Degree educated

£40,000

Median income

4.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

23%
18%
24%
19%
16%
Under 1823%
18–3418%
35–4924%
50–6419%
65+17%

Tenure

33%
35%
13%
18%
Own outright33%
Own (mortgage)35%
Private rent13%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

44%
14%
16%
14%
White British44%
White Other14%
Asian16%
Black14%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household25%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent18%
Private rent13%

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)
374
Largest scheme
1231 homes · Kidbrooke Village Phase 3, Kidbrooke Village Phase 3, Kidbrooke Park Road, SE3
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, ROCHESTER WAY, NELSON MANDELA ROAD, SE9166 homes
completed
FORMER DTLR SITE, FORMER DTLR SITE, NELSON MANDELA ROAD, SE376 homes
completed
THE DOVER PATROL PUBLIC HOUSE, THE DOVER PATROL PUBLIC HOUSE, ROCHESTER WAY, SE321 homes
completed
145, 145, Kidbrooke Park Road, Kidbrooke, SE3 9PW4 homes
completed
253 Land adj, 253 Land adj, Rocehster Way, Kidbrooke, SE3 8QT1 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 8AY

Full postcodeSE3 8AY
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.465643
Longitude0.031728
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