Charlton Hornfair · Greenwich · Eltham and Chislehurst constituency · 51.47486, 0.03516

SE3 8UN— Charlton Hornfair, Greenwich

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

The family fortress

 

Schools 100%Safety 81/100Transport 29/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
57
Safety
81
Schools
100
Transport
29
Environment
73
Investment
38

The bottom line

SE3 8UN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SE3 8UN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE3 8UN

🛡️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 8UN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Charlton Manor Primary School

Not yet inspected · 4 min walk

KS2: 106.3

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 6 min walk

P8: +0.26A8: 55.7

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour18%
Vehicle crime12%
Burglary6%
Drug offences4%
Theft3%
Robbery2%

Road safety

91

Road safety score

9

Accidents (5yr)

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.6km

Crime is 7% below 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£6,198/m²
Price per ft²£576/ft²
Avg floor area84 m²

EPC breakdown

C
17%
D
15%
E
1%

Based on 33 properties · Confidence: high

Street mix

Terraced 100%

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£210,000
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
WallsCavity wall, 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

1995–2024 · CAGR

+6.8%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.0%

per year

Acceleration

+43.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 32 sales

Property Type Mix

Total: 32 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£120k+52.9%1.5
Post-dot-com plateau2001–2004£130k£234k+80.2%1.5
Pre-crash peak2005–2006£210k£230k+9.5%2
GFC & correction2008–2012£248k£240k-3.3%1.8
Help-to-Buy recovery2014–2015£348k£405k+16.5%1.5
Brexit uncertainty2018–2019£358k£430k+20.1%1
Pandemic surge2020–2021£390k£375k-3.8%1.5
Current market2024–2024£525k£525k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
7.9%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position10

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
17 min walk
Woolwich Arsenal DLR StationDLR
36 min walk
West Silvertown DLR StationDLR
40 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
41 min walk
London City Airport DLR StationDLR
41 min walk
No bus stops within 400m

53

Walkability score

186

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

13

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)107
Nearest car park248m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Co-op12 spaces· no
777m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.6 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

13 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.1 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

154

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

26

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox Under The Hill (335 m)

Nearest supermarketCo-op Food · 43 m
17 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)

69m

Post office

Nearby shops

Shooters Hill Food Centre59 m
Wildes News64 m
Village Greengrocers727 m
Diggens & Martin739 m

Nearby cafes

The Big Plate Café91 m
Frilly's Tea Room661 m
Baguette Cafe731 m
Old Cottage Coffee Shop841 m

Nearby restaurants

Sunset Chicken47 m
Great Wall47 m
Seabream Fish Bar51 m
Zenith Fried Chicken607 m

Nearby pubs

Fox Under The Hill335 m
British Oak641 m
The Bugle Horn755 m

Nearby gyms

Charlton Lido and Lifestyle Club261 m
Blackheath Sports Club629 m
Core Studio738 m

Nearby pharmacies

Masters Pharmacy74 m
Village Pharmacy780 m
Grove Pharmacy792 m
Kidbrooke Pharmacy955 m

Nearby health

Dental Beauty68 m
Rose Valley Medical Centre741 m
Charlton Dental Clinic763 m
Charlton Village Dental Practice791 m
Food hygiene (5-star)87% of 38

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

G14E CONSTRUCTION LTD
GERZOL TACT LTD
GOLDEN NATION HOME LTD
SOLEA ATELIER LTD
STAGES SERVICES LTD

+2 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

31.7

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,561m
Crossrail 2 route11,054m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,016 nationally

1,834

Est. population

13,131/km²

57%

Employed

36%

Degree educated

£42,500

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

28%
19%
23%
17%
Under 1828%
18–3419%
35–4923%
50–6417%
65+13%

Tenure

22%
27%
14%
37%
Own outright22%
Own (mortgage)27%
Private rent14%
Social rent37%
Shared ownership0%

Ethnicity

43%
20%
15%
White British43%
White Other9%
Asian20%
Black15%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household30%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent37%
Private rent14%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
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)

Perry Grove Residential Care Home, Perry Grove Residential Care Home, Rectory Field Crescent, Charlton, SE7 7EN30 homes
completed
182A, 182A, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
225, 225, Shooters Hill Road, SE3 8UL2 homes
completed
184, 184, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
Land forming part of 2, Land forming part of 2, Hornfair Road, SE71 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 8UN

Full postcodeSE3 8UN
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardCharlton Hornfair
Latitude51.474864
Longitude0.035162
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