Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.46493, 0.04359

SE3 8LN— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 78/100Transport 26/100Yield 4.09%

Best for: Families

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

Liveability
53
Safety
78
Schools
90
Transport
26
Environment
74
Investment
48

The bottom line

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

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

SE3 8LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE3 8LN

🛡️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 8LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Henwick Primary School

Good · Inspected Apr 2024 · 4 min walk

KS2: 105.8

★★

Secondary

Leigh Academy Halley

Good · Inspected Jun 2022 · 6 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.8 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+6% vs borough

Crime by type

Violence & sexual offences35%
Other29%
Anti-social behaviour16%
Vehicle crime9%
Robbery4%
Burglary4%
Drug offences2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.9km

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

C
3%
D
10%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 7%Terraced 93%

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£170,750
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 200 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

1997–2023 · CAGR

+7.4%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

-14.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached7.1%
Terraced92.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£55k£78k+41.8%1
Post-dot-com plateau2001–2004£98k£151k+54.1%1.3
Pre-crash peak2006–2007£185k£181k-1.8%1.5
GFC & correction2008–2012£210k£188k-10.5%1
Help-to-Buy recovery2016–2016£320k£320k+0%1
Brexit uncertainty2018–2018£359k£359k+0%1
Rate-rise correction2023–2023£350k£350k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
6.3%
District
8%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

ElthamNational Rail
15 min walk
Woolwich Arsenal DLR StationDLR
41 min walk
Lewisham DLR StationDLR
49 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
53 min walk
Elverson Road DLR StationDLR
53 min walk
No bus stops within 400m

18

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

4.0 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria66 min ↑
Waterloo58 min ↑
Canary Wharf ★47 min
City60 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

1

Car parks (800m)

2

EV chargers (800m)

Nearest car park546m
Santander docks (800m)0
Nearest cycle dock4.0 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: 9.3 km away✗ Not Green Belt✗ Not AONB35% 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): 1

Landslide susceptibility: Low

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

EVEREST HEALTH PARTNERSHIP

71 SHERARD ROAD, ELTHAM, SE9 6ER

15 min walk

58%

Recommend GP

58%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalMemorial Hospital · 1.4 km
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

168

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Fox Under The Hill (1.0 km)

No restaurants within 800m — nearest: Pizza Hut Delivery (690 m)

Nearest supermarketCostcutter · 688 m
1 tennis courts1 swimming pools

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)

1.3km

Post office

Nearby shops

Premier390 m
Simply Natural443 m
Omkar Food & Wine665 m
Tesco Express750 m

Nearby cafes

Eltham Cafe & Restaurant891 m

Nearby restaurants

Pizza Hut Delivery690 m
Papa John's704 m
Moonlight Tandoori770 m
Morley's Fried Chicken780 m

Nearby pubs

Fox Under The Hill1.0 km

Nearby gyms

énergie Fitness672 m

Nearby health

Rose Valley Medical Centre890 m
Eltham Medical Centre971 m
Food hygiene (5-star)83% of 12

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

LW PIPE SOLUTIONS LTD
MUNYSTEEL LTD
THEDYINGRACE LTD

Investment

Investment grade, yield and market outlook

48

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 score12/100
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

11.6

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,988m
Crossrail 2 route12,260m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,811 nationally

1,576

Est. population

7,297/km²

58%

Employed

36%

Degree educated

£40,000

Median income

6.3%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

27%
19%
21%
19%
Under 1827%
18–3419%
35–4922%
50–6419%
65+13%

Tenure

17%
36%
36%
Own outright17%
Own (mortgage)36%
Private rent11%
Social rent36%
Shared ownership1%

Ethnicity

49%
19%
White British50%
White Other10%
Asian13%
Black19%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household27%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent36%
Private rent10%

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)
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)

GARAGES ADJACENT TO 147, LANGBROOK ROAD, KIDBROOKE2 homes
completed
131, 131, Corelli Road, Kidbrooke, SE3 8EN2 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 8LN

Full postcodeSE3 8LN
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.464934
Longitude0.043589
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