Kidbrooke Park · Greenwich · Eltham and Chislehurst constituency · 51.47351, 0.03939

SE3 8SA— Kidbrooke Park, Greenwich

Location and area intelligence for SE3 8SA, 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
52
Safety
78
Schools
90
Transport
26
Environment
73
Investment
48

The bottom line

SE3 8SA 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 8SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for SE3 8SA

🛡️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 8SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Charlton Manor Primary School

Not yet inspected · 6 min walk

KS2: 106.3

★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.5 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+3% vs borough

Crime by type

Violence & sexual offences30%
Other26%
Anti-social behaviour17%
Vehicle crime13%
Drug offences9%
Burglary5%
Theft1%
Robbery1%

Road safety

85

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.9km

Crime is +22% above London average

Property

Prices, sales volume and market trends

Avg floor area89.2 m²

EPC breakdown

C
3%
D
13%
E
1%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 6%Terraced 6%Detached 6%Flat 82%

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£223,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, limited insulation (assumed)
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

1996–2023 · CAGR

+7.4%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-4.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Semi-detached6.3%
Terraced6.3%
Flat/maisonette81.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£87k+70.6%1
Post-dot-com plateau2001–2003£127k£142k+11.8%1
Pre-crash peak2006–2007£180k£180k+0%1
GFC & correction2010–2010£150k£150k+0%1
Help-to-Buy recovery2013–2015£263k£370k+40.7%1.7
Brexit uncertainty2018–2018£317k£317k+0%1
Pandemic surge2021–2021£320k£320k+0%1
Rate-rise correction2022–2023£340k£348k+2.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
Charlton

Nearby stations

CharltonNational Rail
20 min walk
Woolwich Arsenal DLR StationDLR
35 min walk
London City Airport DLR StationDLR
42 min walk
West Silvertown DLR StationDLR
43 min walk
King George V DLR StationDLR
44 min walk
No bus stops within 400m

38

Walkability score

183

Footpaths (500m)

0

Santander docks (800m)

3.5 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

11

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)46
Nearest car park44m
Santander docks (800m)0
Nearest cycle dock3.5 km

Nearby car parks

🅿️
Co-op12 spaces· no
454m

Connectivity

Broadband and mobile coverage

100%

Full fibre

27%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed208 Mbps
Median download215 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 waterMEDIUM
Medium
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 AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.7 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

FAIRFIELD PMS

THE FAIRFIELD CENTRE, 41- 43 FAIRFIELD GROVE, CHARLTON, SE7 8TX

14 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 896 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

167

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 314 m
8 tennis courts6 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

378m

Post office

Nearby shops

Shooters Hill Food Centre365 m
Wildes News371 m
Village Greengrocers899 m
Shayona News945 m

Nearby cafes

The Big Plate Café403 m
Frilly's Tea Room813 m
Baguette Cafe904 m
Old Cottage Coffee Shop910 m

Nearby restaurants

Sunset Chicken301 m
Great Wall346 m
Seabream Fish Bar352 m
Zenith Fried Chicken889 m

Nearby pubs

Fox Under The Hill43 m
The Bugle Horn920 m

Nearby gyms

Charlton Lido and Lifestyle Club201 m

Nearby pharmacies

Masters Pharmacy384 m
Village Pharmacy947 m
Grove Pharmacy950 m

Nearby health

Dental Beauty396 m
Rose Valley Medical Centre419 m
Charlton Village Dental Practice939 m
Food hygiene (5-star)79% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ALGO AI LP

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

8.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,804m
Crossrail 2 route11,367m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,587 nationally

1,875

Est. population

8,803/km²

55%

Employed

35%

Degree educated

£42,500

Median income

6.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

29%
18%
24%
19%
Under 1829%
18–3419%
35–4924%
50–6419%
65+10%

Tenure

14%
23%
13%
49%
Own outright14%
Own (mortgage)23%
Private rent13%
Social rent49%
Shared ownership0%
Rent free0%

Ethnicity

43%
15%
23%
White British44%
White Other9%
Asian15%
Black23%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine28%
No car household45%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent49%
Private rent14%

vs. London

Income vs London+1.2%

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)

2 CHARLTON PARK LANE, CHARLTON, LONDON, SE7 8QU1 homes
completed
Land forming part of 2, Land forming part of 2, Hornfair Road, SE71 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 8SA

Full postcodeSE3 8SA
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Park
Latitude51.473514
Longitude0.039393
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