Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47351, 0.02904

SE3 8BU— Kidbrooke Park, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 84/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
84
Schools
100
Transport
36
Environment
57
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 8BU

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 8BU

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE3 8BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cherry Orchard Primary School

Not yet inspected · 5 min walk

KS2: 105.8

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 4 min walk

P8: +0.26A8: 55.7

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

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 22 min walk

6 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.6km

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£5,907/m²
Price per ft²£549/ft²
Avg floor area173.4 m²

EPC breakdown

D
9%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 68%Detached 27%Flat 5%

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£433,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+446%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-9.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Detached27.3%
Semi-detached68.2%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£183k£325k+77.6%1.5
Post-dot-com plateau2002–2004£574k£540k-5.9%1
Pre-crash peak2005–2005£595k£595k+0%3
GFC & correction2010–2011£675k£1.30m+92.6%1
Help-to-Buy recovery2013–2016£818k£1.06m+29.9%1
Pandemic surge2021–2021£985k£985k+0%1
Rate-rise correction2022–2023£1.06m£1.00m-5.7%1
Current market2024–2025£1.05m£1.00m-4.8%1.5

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 Velocity75
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
Below London average
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
16 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
36 min walk
Greenwich DLR StationDLR
38 min walk
Lewisham DLR StationDLR
38 min walk
Island Gardens DLR StationDLR
39 min walk
No bus stops within 400m

36

Walkability score

140

Footpaths (500m)

0

Santander docks (800m)

2.8 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★27 min
City46 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)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)25
Nearest car park577m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
582m

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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.9 km

Energy

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

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

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 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

507

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

22

Sports (1km)

0

Convenience

No pubs within 400m — nearest: British Oak (357 m)

Nearest supermarketCo-op Food · 438 m
15 tennis courts3 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)

383m

Post office

Nearby shops

Wildes News388 m
Shooters Hill Food Centre393 m
Diggens & Martin419 m
Morrisons Daily543 m

Nearby cafes

The Big Plate Café361 m
Moca666 m
Royal Grill Cafe684 m
Copper Kettle Cafe707 m

Nearby restaurants

Seabream Fish Bar404 m
Great Wall410 m
Sunset Chicken449 m
Standard Fish Bar623 m

Nearby pubs

British Oak357 m
Fox Under The Hill742 m
The Royal Standard805 m
The Green Goddess815 m

Nearby gyms

Core Studio408 m
Blackheath Sports Club539 m
Charlton Lido and Lifestyle Club710 m
The Pilates House751 m

Nearby pharmacies

Masters Pharmacy377 m
Pyramid Pharmacy634 m
Kidbrooke Pharmacy685 m
Blackheath Standard Pharmacy835 m

Nearby health

Dental Beauty394 m
Charlton Dental Clinic662 m
Sarah Crawford Advanced Aesthetics671 m
Blackheath Standard Surgery819 m
Food hygiene (5-star)80% of 40

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

HOLLYWOOD NAILS & SPA HAMILTON LTD
OMAF LIMITED
RHINOS COMMUNITY CIC
SAMSON DEVELOPMENTS LONDON LTD
SELP PROPERTIES LTD

+2 more

Investment

Investment grade, yield and market outlook

40

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

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

12/100

Velocity score

Future outlook

43.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,110m
Crossrail 2 route10,874m

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
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)
16
Largest scheme
72 homes · 6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP
Pipeline pressure
NONE

Named schemes (500m)

6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP72 homes
completed
Perry Grove Residential Care Home, Perry Grove Residential Care Home, Rectory Field Crescent, Charlton, SE7 7EN30 homes
completed
Garages at, Garages at, The Avenue, Cherry Orchard, Charlton, SE7 7ES14 homes
completed
24 - 28, 24 - 28, Hervey Road, Blackheath, SE3 8BS14 homes
completed
111 - 119, 111 - 119, Dover Road, Blackheath, SE3 8SU6 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 8BU

Full postcodeSE3 8BU
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.473514
Longitude0.029040
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