Charlton Hornfair · Greenwich · Eltham and Chislehurst constituency · 51.47583, 0.02476

SE3 8XA— Charlton Hornfair, Greenwich

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 39/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
64
Safety
81
Schools
95
Transport
39
Environment
59
Investment
41

The bottom line

SE3 8XA 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 8XA

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-3.0% vs London avg

Deep-dive guides for SE3 8XA

🛡️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 8XA 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 · 6 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 21 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

8

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.3km

Crime is 3% below London average

Property

12 Jun

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£7,242/m²
Price per ft²£673/ft²
Avg floor area93.3 m²

EPC breakdown

C
4%
D
9%
E
5%

Based on 18 properties · Confidence: medium

Street mix

Semi 11%Terraced 14%Detached 11%Flat 57%Other 7%

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£233,250
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)
Roof(another dwelling above)
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

1996–2023 · CAGR

+5.3%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.6%

per year

Acceleration

-51.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Detached11.5%
Semi-detached11.5%
Terraced15.4%
Flat/maisonette61.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£60k£245k+308.3%1
Post-dot-com plateau2002–2002£105k£105k+0%1
Pre-crash peak2005–2007£193k£210k+8.8%1.3
GFC & correction2008–2012£399k£216k-45.8%1.3
Help-to-Buy recovery2013–2016£524k£305k-41.8%2.7
Brexit uncertainty2017–2017£450k£450k+0%3
Pandemic surge2021–2021£585k£585k+0%1
Rate-rise correction2022–2023£553k£240k-56.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+30.4% alpha

Flat/maisonette+30.4% α
Local
34.2%
District
3.8%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing9
Trend Position100

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
13 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
Lewisham DLR StationDLR
36 min walk
No bus stops within 400m

49

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

5

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)17
Nearest car park195m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
195m

Connectivity

Broadband and mobile coverage

100%

Full fibre

77%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed408 Mbps
Median download405 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 waterLOW
Low
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.9 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

3

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

958

Parks (1km)

7

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

24

Sports (1km)

3

Convenience

Nearest supermarketM&S Simply Food · 334 m
15 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)

393m

Post office

Nearby shops

Diggens & Martin35 m
Ellis Butchers242 m
Apple N' Orange257 m
Nicky's News292 m

Nearby cafes

Moca282 m
Royal Grill Cafe297 m
Brothers Bakery377 m
S.O.S Coffee400 m

Nearby restaurants

Standard Fish Bar237 m
Bhaiya's Kitchen272 m
Turkish Doner Kebab299 m
Sun Ya387 m

Nearby pubs

British Oak106 m
The Royal Standard434 m
The Green Goddess436 m

Nearby gyms

Core Studio18 m
Blackheath Sports Club357 m
The Pilates House371 m
Burn It Fitness441 m

Nearby pharmacies

Pyramid Pharmacy249 m
Blackheath Standard Pharmacy448 m
Masters Pharmacy666 m
Kidbrooke Pharmacy976 m

Nearby health

Sarah Crawford Advanced Aesthetics287 m
Charlton Dental Clinic411 m
Blackheath Standard Surgery426 m
Artisan Implants439 m
Food hygiene (5-star)91% of 42

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CLAUDIA HAIRSTYLIST LTD
DS OFFLICENCE LTD
GINKGO FINANCIAL LTD
GINKGO LEGACY LIMITED
HYDROZONEUK LTD

+2 more

Investment

Investment grade, yield and market outlook

41

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 score17/100
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

44.8

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,920m
Crossrail 2 route10,484m

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
Yes
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)

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
Wentworth House, 35, Wentworth House, 35, Charlton Road, Charlton, SE3 7HH14 homes
completed
20, 20, ANNESLEY ROAD, 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 8XA

Full postcodeSE3 8XA
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardCharlton Hornfair
Latitude51.475827
Longitude0.024764
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