Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.46501, 0.04520

SE3 8LY— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 26/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
84
Schools
90
Transport
26
Environment
73
Investment
41

The bottom line

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

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for SE3 8LY

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE3 8LY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Thomas More Catholic Primary School

Not yet inspected · 5 min walk

KS2: 110.7

★★

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 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-47% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Other20%
Vehicle crime13%
Burglary6%
Theft4%
Drug offences3%
Robbery1%

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 37% 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£5,060/m²
Price per ft²£470/ft²
Avg floor area84 m²

EPC breakdown

C
9%
D
18%

Based on 27 properties · Confidence: medium

Street mix

Semi 16%Terraced 73%Flat 11%

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£210,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofFlat, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+3.9%

Total change

+215%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.2%

per year

Acceleration

-70.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached17.1%
Terraced71.4%
Flat/maisonette11.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£55k+5.8%1
Post-dot-com plateau2001–2004£96k£160k+66.7%2
Pre-crash peak2005–2007£160k£208k+30%2.5
GFC & correction2008–2012£180k£105k-41.7%1.7
Help-to-Buy recovery2014–2016£218k£345k+58.6%2
Brexit uncertainty2019–2019£330k£330k+0%1
Pandemic surge2021–2021£350k£350k+0%1
Rate-rise correction2022–2023£425k£379k-10.9%1.5
Current market2024–2026£387k£164k-57.6%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Terraced+1.1% α
Local
6.1%
District
5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position100

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
14 min walk
Woolwich Arsenal DLR StationDLR
41 min walk
Lewisham DLR StationDLR
50 min walk
London City Airport DLR StationDLR
54 min walk
King George V DLR StationDLR
54 min walk
No bus stops within 400m

19

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

4.1 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 park657m
Santander docks (800m)0
Nearest cycle dock4.1 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: 9.4 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% 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

1

Dentists within 1km

Nearest hospitalMemorial Hospital · 1.3 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Berry and Barrel (1.0 km)

Nearest supermarketCostcutter · 580 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

Premier499 m
Simply Natural524 m
Omkar Food & Wine555 m
Tesco Express702 m

Nearby cafes

Eltham Cafe & Restaurant850 m
It's All About Taste1.0 km
Marmaris Cafe1.1 km

Nearby restaurants

Pizza Hut Delivery640 m
Papa John's654 m
Moonlight Tandoori724 m
Morley's Fried Chicken734 m

Nearby pubs

Berry and Barrel1.0 km
Fox Under The Hill1.1 km

Nearby gyms

énergie Fitness623 m

Nearby health

Rose Valley Medical Centre873 m
Eltham Medical Centre928 m
Food hygiene (5-star)75% of 16

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AICHIEVE LTD
BROUGHTON CONTRACT SERVICES LTD
KINGDOM HUB
QHH ELECTRICAL SERVICES LTD
SUNNYFRUITS LTD

Investment

Investment grade, yield and market outlook

41

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

8/100

Velocity score

Future outlook

39.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,100m
Crossrail 2 route12,329m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,382 nationally

1,721

Est. population

4,858/km²

66%

Employed

49%

Degree educated

£40,000

Median income

5.2%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

23%
20%
26%
18%
Under 1823%
18–3420%
35–4926%
50–6418%
65+13%

Tenure

23%
37%
23%
17%
Own outright23%
Own (mortgage)37%
Private rent23%
Social rent17%
Shared ownership0%
Rent free0%

Ethnicity

42%
15%
14%
17%
White British42%
White Other15%
Asian14%
Black17%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household25%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent23%
Social rent17%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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 8LY

Full postcodeSE3 8LY
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.465013
Longitude0.045205
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