Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47233, 0.03182

SE3 8DA— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
64
Safety
84
Schools
100
Transport
32
Environment
76
Investment
38

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 8DA

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 8DA

🛡️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 8DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kidbrooke Park Primary School

Not yet inspected · 3 min walk

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 7 min walk

P8: +0.26A8: 55.7

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 · 22 min walk

5 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)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.8km

Crime is 25% below London average

Property

24 Apr

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,793/m²
Price per ft²£538/ft²
Avg floor area109.9 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 91%Terraced 10%

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£274,750
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
WallsCavity wall, filled cavity
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

1995–2024 · CAGR

+6.7%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.6%

per year

Acceleration

+37.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached90.5%
Terraced9.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£98k£126k+28.6%1.2
Post-dot-com plateau2001–2004£100k£298k+197.5%1.7
Pre-crash peak2007–2007£290k£290k+0%1
GFC & correction2010–2012£350k£209k-40.2%1
Help-to-Buy recovery2013–2016£308k£670k+117.5%1.2
Brexit uncertainty2019–2019£545k£545k+0%1
Current market2024–2024£647k£647k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.6% alpha

Semi-detached+2.6% α
Local
11.5%
District
8.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

KidbrookeNational Rail
15 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
39 min walk
Lewisham DLR StationDLR
40 min walk
Greenwich DLR StationDLR
40 min walk
Woolwich Arsenal DLR StationDLR
41 min walk
No bus stops within 400m

42

Walkability score

161

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria65 min ↑
Waterloo59 min ↑
Canary Wharf ★36 min
City56 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

7

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)25
Nearest car park492m
Santander docks (800m)0
Nearest cycle dock3.0 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: 8.3 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

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

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

258

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

23

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox Under The Hill (573 m)

Nearest supermarketCo-op Food · 333 m
13 tennis courts6 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)

305m

Post office

Nearby shops

Wildes News308 m
Shooters Hill Food Centre310 m
Morrisons Daily583 m
Valley Food & Wine611 m

Nearby cafes

The Big Plate Café298 m
Copper Kettle Cafe617 m
Frilly's Tea Room999 m
Baguette Cafe1.1 km

Nearby restaurants

Seabream Fish Bar315 m
Great Wall318 m
Sunset Chicken339 m
Grill House583 m

Nearby pubs

Fox Under The Hill573 m
British Oak581 m
The Bugle Horn1.1 km

Nearby gyms

Charlton Lido and Lifestyle Club589 m
Core Studio640 m
Blackheath Sports Club717 m
Blackheath High School Sports Grounds806 m

Nearby pharmacies

Masters Pharmacy303 m
Kidbrooke Pharmacy600 m
Village Pharmacy1.1 km
Grove Pharmacy1.1 km

Nearby health

Dental Beauty338 m
Charlton Dental Clinic850 m
Charlton Village Dental Practice1.1 km
Food hygiene (5-star)74% of 31

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

UNCLE JUNE'S PIZZA LTD

Investment

Investment grade, yield and market outlook

38

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 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

4/100

Velocity score

Future outlook

44.5

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,262m
Crossrail 2 route11,101m

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
Listed buildings (800m)
1
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)

Perry Grove Residential Care Home, Perry Grove Residential Care Home, Rectory Field Crescent, Charlton, SE7 7EN30 homes
completed
68, 68, Wricklemarsh Road, Kidbrooke, SE3 8DS3 homes
completed
Land R/O 136, Land R/O 136, Shooters Hill Road, SE183 homes
completed
184, 184, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
225, 225, Shooters Hill Road, SE3 8UL2 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 8DA

Full postcodeSE3 8DA
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.472332
Longitude0.031824
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