Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47161, 0.04412

SE3 8ET— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 77/100Transport 26/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
57
Safety
77
Schools
90
Transport
26
Environment
93
Investment
46

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE3 8ET scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE3 8ET meets your needs.

Location

SE3 8ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+37.0% vs London avg

Deep-dive guides for SE3 8ET

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE3 8ET with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE3 8ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Charlton Manor Primary School

Not yet inspected · 10 min walk

KS2: 106.3

★★

Secondary

Leigh Academy Halley

Good · Inspected Jun 2022 · 4 min walk

P8: +0.10A8: 45.9

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.0 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

+15% vs borough

Crime by type

Other32%
Violence & sexual offences30%
Anti-social behaviour12%
Vehicle crime11%
Drug offences5%
Burglary5%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Woolwich Fire Station · 2.4km

Crime is +37% above London average

Property

2 Jul

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 area80 m²

EPC breakdown

C
12%
D
10%

Based on 22 properties · Confidence: medium

Street mix

Terraced 50%Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,000
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, no insulation (assumed)
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

1999–2025 · CAGR

+6.8%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.0%

per year

Acceleration

-45.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£83k£83k+0%1
Post-dot-com plateau2003–2004£171k£148k-13.5%1.5
Pre-crash peak2006–2007£150k£175k+17.1%1.5
GFC & correction2010–2012£150k£170k+13.3%1
Help-to-Buy recovery2013–2013£158k£158k+0%2
Brexit uncertainty2019–2019£355k£355k+0%1
Pandemic surge2021–2021£292k£292k+0%1
Rate-rise correction2022–2022£250k£250k+0%1
Current market2024–2025£400k£460k+15%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.5% alpha

Flat/maisonette-3.5% α
Local
0.7%
District
4.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

ElthamNational Rail
23 min walk
Woolwich Arsenal DLR StationDLR
34 min walk
London City Airport DLR StationDLR
44 min walk
King George V DLR StationDLR
45 min walk
West Silvertown DLR StationDLR
47 min walk
No bus stops within 400m

24

Walkability score

143

Footpaths (500m)

0

Santander docks (800m)

3.8 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria68 min ↑
Waterloo59 min ↑
Canary Wharf ★42 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

10

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)46
Nearest car park175m
Santander docks (800m)0
Nearest cycle dock3.8 km

Nearby car parks

🅿️
Co-op12 spaces· no
175m

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: 9.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

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): 1

Landslide susceptibility: Low

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

FAIRFIELD PMS

THE FAIRFIELD CENTRE, 41- 43 FAIRFIELD GROVE, CHARLTON, SE7 8TX

18 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 815 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

182

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fox Under The Hill (395 m)

No restaurants within 800m — nearest: Sunset Chicken (688 m)

Nearest supermarketCo-op Food · 700 m
9 tennis courts4 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)

763m

Post office

Nearby shops

Shooters Hill Food Centre750 m
Wildes News757 m
Omkar Food & Wine810 m
WHSmith944 m

Nearby cafes

The Big Plate Café788 m
Union House Cafe952 m
Olli's1.1 km
Old Cottage Coffee Shop1.1 km

Nearby restaurants

Sunset Chicken688 m
Great Wall732 m
Seabream Fish Bar738 m

Nearby pubs

Fox Under The Hill395 m

Nearby gyms

Charlton Lido and Lifestyle Club549 m

Nearby pharmacies

Masters Pharmacy769 m

Nearby health

Rose Valley Medical Centre163 m
Dental Beauty785 m
Queen Elizabeth Hospital815 m
Food hygiene (5-star)73% of 11

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

BB CARE SERVICES LIMITED
TANI7 LTD

Investment

Investment grade, yield and market outlook

46

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,083m
Crossrail 2 route11,749m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,626 nationally

2,820

Est. population

13,494/km²

63%

Employed

44%

Degree educated

£42,500

Median income

9.4%

Claimant rate

Inner cityHigh densityMixed

36

Community stability

Age profile

27%
27%
26%
14%
Under 1827%
18–3427%
35–4926%
50–6414%
65+5%

Tenure

24%
32%
35%
Own outright7%
Own (mortgage)24%
Private rent32%
Social rent35%
Shared ownership2%

Ethnicity

37%
15%
23%
White British37%
White Other15%
Asian13%
Black23%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household39%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent35%
Private rent32%

vs. London

Income vs London+1.2%

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)
0
Largest scheme
254 homes · SITE A, FORMER BROOK HOSPITAL SITE, SITE A, FORMER BROOK HOSPITAL SITE, SHOOTERS HILL ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

SITE A, FORMER BROOK HOSPITAL SITE, SITE A, FORMER BROOK HOSPITAL SITE, SHOOTERS HILL ROAD, SE18254 homes
completed
ROYAL HERBERT HOSPITAL, ROYAL HERBERT HOSPITAL, SHOOTERS HILL ROAD, SE18234 homes
completed
Between Baker Rd, Stane Way & Tellson Ave, Between Baker Rd, Stane Way & Tellson Ave, Master Gunner Place, Woolwich, SE18224 homes
completed
SITE B, FORMER BROOK HOSPITAL, SITE B, FORMER BROOK HOSPITAL, SHOOTERS HILL ROAD, SE18186 homes
completed
SITE A PHASE 3 FORMER BROOK HOSPITAL, SITE A PHASE 3 FORMER BROOK HOSPITAL, SHOOTERS HILL ROAD, SE1866 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

Live in SE3 8ET? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE3 8ET.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE3 8ET

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE3 8ET

Full postcodeSE3 8ET
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.471606
Longitude0.044117
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