Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.46590, 0.03460

SE3 8NB— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 37/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
60
Safety
80
Schools
90
Transport
37
Environment
75
Investment
38

The bottom line

SE3 8NB 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 8NB

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 8NB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 8NB 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 · 6 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 30 min walk

5 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.8km

Crime is +12% 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£5,735/m²
Price per ft²£533/ft²
Avg floor area103.6 m²

EPC breakdown

C
3%
D
9%
E
6%

Based on 18 properties · Confidence: medium

Street mix

Semi 89%Terraced 9%Detached 3%

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£259,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 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

1997–2024 · CAGR

+6.6%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

-10.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 35 sales

Property Type Mix

Total: 35 sales

Detached2.9%
Semi-detached88.6%
Terraced8.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£108k£179k+66%2.3
Post-dot-com plateau2001–2004£188k£245k+30.3%1
Pre-crash peak2007–2007£285k£285k+0%1
GFC & correction2008–2011£337k£288k-14.7%2.8
Help-to-Buy recovery2013–2016£390k£485k+24.4%1.5
Brexit uncertainty2018–2019£479k£585k+22.2%2
Pandemic surge2021–2021£625k£625k+0%3
Current market2024–2024£605k£605k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
7.6%
District
7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
8 min walk
Lewisham DLR StationDLR
41 min walk
Elverson Road DLR StationDLR
45 min walk
Woolwich Arsenal DLR StationDLR
45 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
45 min walk
No bus stops within 400m

30

Walkability score

91

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★40 min
Victoria55 min ↑
Waterloo48 min ↑
Canary Wharf40 min ↓
City53 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)20
Nearest car park89m
Santander docks (800m)0
Nearest cycle dock3.4 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: 8.7 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 2.6 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

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

9 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.7 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

188

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Depot (723 m)

Nearest supermarketALDI · 465 m
2 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)

480m

Post office

Nearby shops

Premier357 m
Valley Food & Wine447 m
Simply Natural583 m
Sainsbury's Local689 m

Nearby cafes

Copper Kettle Cafe442 m
Goat Coffee652 m
Starbucks712 m
The Big Plate Café978 m

Nearby restaurants

Kidbrooke Kebabs461 m
The Wing Spot468 m
Grill House472 m
Sunset Chicken953 m

Nearby pubs

The Depot723 m
Fox Under The Hill953 m

Nearby gyms

PureGym716 m
Blackheath High School Sports Grounds719 m
Charlton Lido and Lifestyle Club1.1 km

Nearby pharmacies

Kidbrooke Pharmacy457 m
Chemcare730 m
Masters Pharmacy972 m

Nearby health

Dental Beauty1.0 km
Food hygiene (5-star)61% of 18

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

AE PASSIV LTD
BESSA CONSULTANCY LTD
CHNO LTD
GRADIFY LTD
LT CONSULTING SERVICES LTD

+4 more

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 score14/100
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

36.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,364m
Crossrail 2 route11,766m

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)
0
Largest scheme
166 homes · LAND AT, LAND AT, ROCHESTER WAY, NELSON MANDELA ROAD, SE9
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, ROCHESTER WAY, NELSON MANDELA ROAD, SE9166 homes
completed
FORMER DTLR SITE, FORMER DTLR SITE, NELSON MANDELA ROAD, SE376 homes
completed
25-29, 25-29, Carnbrook Road, and Garages to rear, Kidbrooke, SE3 8AD35 homes
completed
Phase 2, Phase 2, Ridgebrook Road, Highbrook, Kidbrooke, SE323 homes
completed
5, 5, Carnbrook Road, Kidbrooke, SE3 8AA2 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 8NB

Full postcodeSE3 8NB
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.465899
Longitude0.034605
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