Charlton Hornfair · Greenwich · Eltham and Chislehurst constituency · 51.47639, 0.02537

SE3 8TB— Charlton Hornfair, Greenwich

Location and area intelligence for SE3 8TB, Charlton Hornfair, Greenwich

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 40/100Yield 4.09%

Best for: Families

Compare areas

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

Liveability
64
Safety
81
Schools
95
Transport
40
Environment
59
Investment
53

The bottom line

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

Less suited to Car-free commuters.

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Location

SE3 8TB

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 8TB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE3 8TB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Sherington Primary School

Good · Inspected Oct 2023 · 5 min walk

KS2: 109.0

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 3 min walk

P8: +0.26A8: 55.7

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 20 min walk

7 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.2km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area44.4 m²

EPC breakdown

C
3%
D
7%
E
4%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 5%Flat 96%

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£111,000
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, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2022 · CAGR

+7.1%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.5%

per year

Acceleration

-21.45

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Flat/maisonette94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£52k£64k+23.8%1
Post-dot-com plateau2001–2004£97k£144k+49.2%1.5
Pre-crash peak2005–2007£147k£176k+19.7%1.3
GFC & correction2009–2011£148k£165k+11.3%1.5
Help-to-Buy recovery2013–2015£150k£268k+78.3%1.3
Rate-rise correction2022–2022£285k£285k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
6.1%
District
6.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Westcombe Park

Nearby stations

Westcombe ParkNational Rail
12 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
32 min walk
Greenwich DLR StationDLR
34 min walk
Island Gardens DLR StationDLR
35 min walk
West Silvertown DLR StationDLR
37 min walk
No bus stops within 400m

48

Walkability score

235

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★27 min
City46 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

4

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park221m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
221m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

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): None recorded

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

BLACKHEATH STANDARD PMS

BLACKHEATH SURGERY, 11-13 CHARLTON ROAD, BLACKHEATH, SE3 7HB

5 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

911

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

20

Sports (1km)

1

Convenience

Nearest supermarketM&S Simply Food · 360 m
11 tennis courts5 swimming pools1 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)

423m

Post office

Nearby shops

Diggens & Martin53 m
Ellis Butchers267 m
Apple N' Orange282 m
Nicky's News317 m

Nearby cafes

Moca307 m
Royal Grill Cafe316 m
Brothers Bakery402 m
S.O.S Coffee434 m

Nearby restaurants

Standard Fish Bar262 m
Bhaiya's Kitchen290 m
Turkish Doner Kebab324 m
Sun Ya414 m

Nearby pubs

British Oak61 m
The Green Goddess461 m
The Royal Standard465 m
Rose of Denmark1.2 km

Nearby gyms

Core Studio65 m
Blackheath Sports Club282 m
The Pilates House396 m
Burn It Fitness459 m

Nearby pharmacies

Pyramid Pharmacy274 m
Blackheath Standard Pharmacy463 m
Masters Pharmacy642 m
Kidbrooke Pharmacy1.0 km

Nearby health

Sarah Crawford Advanced Aesthetics312 m
Charlton Dental Clinic338 m
Blackheath Standard Surgery428 m
Artisan Implants461 m
Food hygiene (5-star)92% of 47

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

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 score18/100
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

33

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,983m
Crossrail 2 route10,465m

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)
8
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)
16
Largest scheme
72 homes · 6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP
Pipeline pressure
NONE

Named schemes (500m)

6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP72 homes
completed
Charlton Road Garages 18-20, Charlton Road Garages 18-20, Charlton Road, SE3 7HG29 homes
completed
FORMER COUNCIL DEPOT, 169, FORMER COUNCIL DEPOT, 169, LANGTON WAY, SE315 homes
completed
24 - 28, 24 - 28, Hervey Road, Blackheath, SE3 8BS14 homes
completed
THE NURSERY SITE, THE NURSERY SITE, LANGTON WAY, SE310 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.6%
Ward turnout
45%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Jessica HollandGreen
Bren AlbistonLabour

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Key facts for SE3 8TB

Full postcodeSE3 8TB
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardCharlton Hornfair
Latitude51.476392
Longitude0.025365
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