Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47313, 0.03534

SE3 8RY— Kidbrooke Park, Greenwich

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

The family fortress

 

Schools 100%Safety 81/100Transport 30/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
59
Safety
81
Schools
90
Transport
30
Environment
72
Investment
42

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 8RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for SE3 8RY

🛡️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 8RY 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 · 5 min walk

★★

Secondary

Leigh Academy Halley

Good · Inspected Jun 2022 · 8 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
→ Stable

-18% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences24%
Other23%
Vehicle crime16%
Drug offences6%
Burglary5%
Robbery2%
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 · 1.8km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£5,570/m²
Price per ft²£517/ft²
Avg floor area98.1 m²

EPC breakdown

C
1%
D
13%
E
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 91%Terraced 9%

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£245,250
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, no 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

1996–2025 · CAGR

+6.7%

Total change

+553%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.7%

per year

Acceleration

+10.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached91.2%
Terraced8.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£168k+97.6%2.5
Post-dot-com plateau2001–2004£132k£225k+70.1%2.5
Pre-crash peak2005–2007£250k£308k+23.2%1
GFC & correction2008–2012£347k£290k-16.4%1.4
Help-to-Buy recovery2013–2016£340k£540k+58.7%1.7
Brexit uncertainty2018–2018£555k£555k+0%1
Pandemic surge2021–2021£599k£599k+0%1
Rate-rise correction2022–2022£560k£560k+0%1
Current market2024–2025£530k£555k+4.7%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.8% alpha

Semi-detached-0.8% α
Local
9.5%
District
10.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
17 min walk
Woolwich Arsenal DLR StationDLR
38 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
42 min walk
West Silvertown DLR StationDLR
43 min walk
Greenwich DLR StationDLR
43 min walk
No bus stops within 400m

49

Walkability score

190

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)

2

EV chargers (800m)

Total spaces (800m)37
Nearest car park324m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Co-op12 spaces· no
729m

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 AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.8 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

10 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

21

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox Under The Hill (313 m)

Nearest supermarketCo-op Food · 151 m
12 tennis courts6 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)

183m

Post office

Nearby shops

Shooters Hill Food Centre175 m
Wildes News179 m
Valley Food & Wine808 m
Village Greengrocers918 m

Nearby cafes

The Big Plate Café200 m
Copper Kettle Cafe813 m
Frilly's Tea Room850 m
Baguette Cafe923 m

Nearby restaurants

Sunset Chicken148 m
Great Wall165 m
Seabream Fish Bar168 m
Grill House787 m

Nearby pubs

Fox Under The Hill313 m
British Oak722 m
The Bugle Horn946 m

Nearby gyms

Charlton Lido and Lifestyle Club343 m
Blackheath Sports Club771 m

Nearby pharmacies

Masters Pharmacy187 m
Kidbrooke Pharmacy800 m
Village Pharmacy971 m
Grove Pharmacy982 m

Nearby health

Dental Beauty221 m
Rose Valley Medical Centre695 m
Charlton Dental Clinic908 m
Charlton Village Dental Practice980 m
Food hygiene (5-star)81% of 26

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

HOT SOLUTIONS LIMITED
INSIDE OUT 4 SCHOOLS LTD
L'AGE BASTON LIMITED
PLAHA HEALTHCARE LIMITED

Investment

Investment grade, yield and market outlook

42

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
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

8/100

Velocity score

Future outlook

39.6

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,521m
Crossrail 2 route11,202m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,534 nationally

1,706

Est. population

9,664/km²

62%

Employed

49%

Degree educated

£42,500

Median income

3.9%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

19%
22%
23%
19%
16%
Under 1819%
18–3422%
35–4923%
50–6419%
65+16%

Tenure

24%
30%
26%
21%
Own outright24%
Own (mortgage)30%
Private rent26%
Social rent21%
Shared ownership0%

Ethnicity

49%
20%
White British49%
White Other20%
Asian12%
Black10%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household37%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent26%
Social rent21%

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)
14
Largest scheme
72 homes · 6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP
Pipeline pressure
NONE

Named schemes (500m)

225, 225, Shooters Hill Road, SE3 8UL2 homes
completed
182A, 182A, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
184, 184, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
Land to the rear of, 270-272, Land to the rear of, 270-272, Shooters Hill Road, SE181 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 8RY

Full postcodeSE3 8RY
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.473126
Longitude0.035344
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