Charlton Hornfair · Greenwich · Greenwich and Woolwich constituency · 51.47822, 0.02499

SE3 8TU— Charlton Hornfair, Greenwich

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 47/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
84
Schools
95
Transport
47
Environment
57
Investment
45

The bottom line

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

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Location

SE3 8TU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for SE3 8TU

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

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“The practical family move”

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How SE3 8TU 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 · 3 min walk

KS2: 109.0

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 4 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.2 incidents per 1,000 residents

Better than 71% of London
→ Stable

-48% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour25%
Other24%
Vehicle crime11%
Burglary8%
Theft1%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 992m

Crime is 38% 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£7,019/m²
Price per ft²£652/ft²
Avg floor area92.1 m²

EPC breakdown

D
12%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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£230,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.5%

Total change

+778%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.8%

per year

Acceleration

-4.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£73k£123k+68.2%1.3
Post-dot-com plateau2001–2004£177k£315k+77.7%1.3
Pre-crash peak2005–2007£275k£307k+12%3
GFC & correction2008–2011£315k£323k+2.4%2
Help-to-Buy recovery2013–2015£415k£525k+26.4%1.7
Brexit uncertainty2018–2018£584k£584k+0%2
Pandemic surge2021–2021£546k£546k+0%4
Rate-rise correction2022–2022£675k£675k+0%1
Current market2024–2025£673k£641k-4.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.7%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Westcombe ParkNational Rail
10 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
31 min walk
Island Gardens DLR StationDLR
33 min walk
Greenwich DLR StationDLR
34 min walk
West Silvertown DLR StationDLR
34 min walk
No bus stops within 400m

48

Walkability score

257

Footpaths (500m)

0

Santander docks (800m)

2.4 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

7

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)78
Nearest car park270m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
270m

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: 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: 7.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

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): 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

1

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.8 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

1110

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

19

Sports (1km)

1

Convenience

Nearest supermarketM&S Simply Food · 366 m
11 tennis courts4 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)

426m

Post office

Nearby shops

Diggens & Martin231 m
Ellis Butchers295 m
Apple N' Orange304 m
Nicky's News330 m

Nearby cafes

Royal Grill Cafe314 m
Moca322 m
Brothers Bakery396 m
Mara Coffee418 m

Nearby restaurants

Standard Fish Bar291 m
Bhaiya's Kitchen294 m
Turkish Doner Kebab334 m
Family Fish & Chips393 m

Nearby pubs

British Oak241 m
The Green Goddess443 m
The Royal Standard465 m
Rose of Denmark992 m

Nearby gyms

Blackheath Sports Club210 m
Core Studio249 m
The Pilates House391 m
Burn It Fitness424 m

Nearby pharmacies

Pyramid Pharmacy300 m
Blackheath Standard Pharmacy419 m
Masters Pharmacy752 m
Boots1.2 km

Nearby health

Charlton Dental Clinic174 m
Sarah Crawford Advanced Aesthetics326 m
Blackheath Standard Surgery356 m
Borough Crown & Bridge Ltd389 m
Food hygiene (5-star)92% of 48

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

E

High street health

Investment

Investment grade, yield and market outlook

45

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.2

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,048m
Crossrail 2 route10,297m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,787 nationally

1,793

Est. population

13,169/km²

67%

Employed

64%

Degree educated

£46,700

Median income

2.7%

Claimant rate

Inner cityHigh densityYoung professionals

52

Community stability

Age profile

22%
18%
29%
18%
14%
Under 1822%
18–3418%
35–4929%
50–6418%
65+14%

Tenure

30%
37%
20%
13%
Own outright30%
Own (mortgage)37%
Private rent20%
Social rent13%
Shared ownership0%

Ethnicity

60%
18%
White British60%
White Other18%
Asian9%
Black6%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine11%
No car household32%
Unemployed3%
No qualifications10%

Housing tenure (Census 2021)

Private rent20%
Social rent13%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
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)
20
Largest scheme
158 homes · DELTA CABLES SITE, DELTA CABLES SITE, VICTORIA WAY, SE7
Pipeline pressure
NONE

Named schemes (500m)

FORMER HIGHCOMBE SCHOOL, FORMER HIGHCOMBE SCHOOL, HIGHCOMBE, SE743 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
Wentworth House, 35, Wentworth House, 35, Charlton Road, Charlton, SE3 7HH14 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
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Jessica HollandGreen
Bren AlbistonLabour

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Key facts for SE3 8TU

Full postcodeSE3 8TU
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardCharlton Hornfair
Latitude51.478215
Longitude0.024985
Parliamentary constituencyGreenwich and Woolwich
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