Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47105, 0.03437

SE3 8HT— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 33/100Yield 4.09%

Best for: Families

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

Liveability
60
Safety
80
Schools
90
Transport
33
Environment
76
Investment
49

The bottom line

SE3 8HT 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.

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Location

SE3 8HT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for SE3 8HT

🛡️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 8HT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Kidbrooke Park Primary School

Not yet inspected · 2 min walk

★★

Secondary

Leigh Academy Halley

Good · Inspected Jun 2022 · 7 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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-6% vs borough

Crime by type

Violence & sexual offences36%
Other24%
Anti-social behaviour17%
Vehicle crime10%
Burglary6%
Drug offences4%
Robbery1%
Theft0%

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 · 2.0km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area66.4 m²

EPC breakdown

C
19%
D
7%
E
3%

Based on 29 properties · Confidence: medium

Street mix

Semi 39%Terraced 57%Other 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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, filled cavity
RoofPitched, 400+ 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

1996–2024 · CAGR

+6.7%

Total change

+516%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.6%

per year

Acceleration

+25.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached40.9%
Terraced59.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£76k+4.8%1
Post-dot-com plateau2001–2001£90k£90k+0%4
Pre-crash peak2006–2007£198k£240k+21.5%2.5
Help-to-Buy recovery2014–2016£220k£320k+45.5%1.5
Brexit uncertainty2018–2019£360k£370k+2.8%1.5
Pandemic surge2020–2021£338k£350k+3.6%1
Current market2024–2024£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
8.5%
District
7.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

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
Bottom 25% — limited connections
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
14 min walk
Woolwich Arsenal DLR StationDLR
40 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
42 min walk
Lewisham DLR StationDLR
42 min walk
Greenwich DLR StationDLR
43 min walk
No bus stops within 400m

43

Walkability score

147

Footpaths (500m)

0

Santander docks (800m)

3.2 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)

3

EV chargers (800m)

Total spaces (800m)25
Nearest car park365m
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 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: 8.5 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 40%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.1 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

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

8 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

169

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

18

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox Under The Hill (484 m)

Nearest supermarketCo-op Food · 386 m
10 tennis courts6 swimming pools1 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)

398m

Post office

Nearby shops

Shooters Hill Food Centre394 m
Wildes News396 m
Valley Food & Wine587 m
Morrisons Daily684 m

Nearby cafes

The Big Plate Café405 m
Copper Kettle Cafe591 m
Frilly's Tea Room1.1 km
Baguette Cafe1.2 km

Nearby restaurants

Sunset Chicken385 m
Great Wall391 m
Seabream Fish Bar392 m
Grill House570 m

Nearby pubs

Fox Under The Hill484 m
British Oak807 m
The Bugle Horn1.2 km

Nearby gyms

Charlton Lido and Lifestyle Club565 m
Blackheath High School Sports Grounds842 m
Core Studio868 m
Blackheath Sports Club922 m

Nearby pharmacies

Masters Pharmacy399 m
Kidbrooke Pharmacy580 m
Village Pharmacy1.2 km

Nearby health

Dental Beauty438 m
Food hygiene (5-star)69% of 29

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JONTEC UK LIMITED
MAYO LOGISTIC SERVICES LIMITED
MINI EXPLORERS DAY NURSERY LTD

Investment

Investment grade, yield and market outlook

49

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 score15/100
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

21.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,405m
Crossrail 2 route11,326m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,915 nationally

1,852

Est. population

7,785/km²

58%

Employed

35%

Degree educated

£40,000

Median income

6.8%

Claimant rate

SuburbanHigh densityMixed

50

Community stability

Age profile

26%
18%
22%
21%
14%
Under 1826%
18–3418%
35–4922%
50–6421%
65+14%

Tenure

21%
32%
14%
34%
Own outright21%
Own (mortgage)32%
Private rent14%
Social rent34%

Ethnicity

42%
16%
20%
White British42%
White Other16%
Asian12%
Black20%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household30%
Unemployed4%
No qualifications22%

Housing tenure (Census 2021)

Social rent34%
Private rent14%

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)
14
Largest scheme
30 homes · Perry Grove Residential Care Home, Perry Grove Residential Care Home, Rectory Field Crescent, Charlton, SE7 7EN
Pipeline pressure
NONE

Named schemes (500m)

68, 68, Wricklemarsh Road, Kidbrooke, SE3 8DS3 homes
completed
182A, 182A, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
184, 184, Shooters Hill Road, Blackheath, SE3 8RP2 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 8HT

Full postcodeSE3 8HT
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.471047
Longitude0.034373
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