Kidbrooke Village & Sutcliffe · Greenwich · Eltham and Chislehurst constituency · 51.46025, 0.02328

SE3 9BU— Kidbrooke Village & Sutcliffe, Greenwich

Location and area intelligence for SE3 9BU, Kidbrooke Village & Sutcliffe, Greenwich

The family fortress

 

Schools 100%Safety 74/100Transport 45/100Low yield 2.28%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
74
Schools
100
Transport
45
Environment
83
Investment
33

The bottom line

SE3 9BU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £841,050 median — a strong choice for Families.

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Location

SE3 9BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+61.7% vs London avg
vs London income-2.9% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for SE3 9BU

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

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“The family fortress”

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How SE3 9BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Wingfield Primary School

Outstanding · Inspected Nov 2022 · 2 min walk

KS2: 107.3

—

Secondary

Thomas Tallis School

Not yet inspected · 7 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+40% vs borough

Crime by type

Violence & sexual offences30%
Other29%
Anti-social behaviour15%
Vehicle crime11%
Drug offences5%
Theft4%
Robbery4%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 849m

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

£841,050

Median sale price

Top 25% — 62% above London median

£841,050 is 62% above the London median (£520,000)

+6.5%

This year

Terraced

Dominant type

Price history

5-year change
+7.8%
Sales (24 months)15
New build86.7%
Avg terraced£841,050
Price per m²£6,435/m²
Price per ft²£598/ft²
Avg floor area130.7 m²

EPC breakdown

B
25%

Based on 25 properties · Confidence: medium

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

Stamp duty

Standard buyer£29,552
First-time buyerFTB
£29,552
Additional propertyBTL/2nd
£54,784

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

20.6×

Price-to-income

£4,207/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£326,750
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.20 W/m²K
RoofAverage thermal transmittance 0.18 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+1.1%

Total change

+10%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.0%

per year

Acceleration

+10.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 28 sales

Property Type Mix

Total: 28 sales

Terraced100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£823k£823k+0%10
Brexit uncertainty2018–2018£830k£830k+0%1
Rate-rise correction2023–2023£865k£865k+0%1
Current market2024–2025£841k£908k+8%8

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
1.1%
District
1.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
4 min walk
Lewisham DLR StationDLR
32 min walk
Elverson Road DLR StationDLR
37 min walk
Greenwich DLR StationDLR
41 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
42 min walk
No bus stops within 400m

43

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

2.9 km

Nearest cycle dock

Central London commute times

London Bridge ★33 min
Victoria48 min ↑
Waterloo41 min ↑
Canary Wharf38 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)

0

EV chargers (800m)

Total spaces (800m)57
Nearest car park528m
Santander docks (800m)0
Nearest cycle dock2.9 km

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 waterLOW
Low
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.3 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.4 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

13 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

205

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

33

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Depot (285 m)

No restaurants within 800m — nearest: Kidbrooke Kebabs (874 m)

Nearest supermarketTesco Express · 316 m
10 tennis courts5 swimming pools8 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)

895m

Post office

Nearby shops

YOHOME Oriental Supermarket252 m
Sainsbury's Local322 m
Cheers333 m
Convenience Store341 m

Nearby cafes

ArtFix181 m
Starbucks297 m
Goat Coffee363 m
Better Coffee Corner673 m

Nearby restaurants

Kidbrooke Kebabs874 m
The Wing Spot882 m
Grill House887 m

Nearby pubs

The Depot285 m

Nearby gyms

David Lloyd Kidbrooke235 m
PureGym292 m
Crofton Albion Sports & Social Club308 m
Blackheath Wanderers Sports Club503 m

Nearby pharmacies

Chemcare294 m
Kidbrooke Pharmacy870 m
Food hygiene (5-star)86% of 21

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BENDA LTD
FINOCAL LTD
HONSHINE INVESTMENTS LTD
MAPLEPUFF LTD
STUDIO TRU LTD

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,638m
Crossrail 2 route11,773m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,191 nationally

1,253

Est. population

6,097/km²

62%

Employed

60%

Degree educated

£40,800

Median income

5.3%

Claimant rate

SuburbanMedium densityMixed

38

Community stability

Age profile

19%
24%
27%
17%
Under 1819%
18–3424%
35–4927%
50–6413%
65+17%

Tenure

14%
26%
30%
24%
Own outright14%
Own (mortgage)26%
Private rent30%
Social rent25%
Shared ownership5%
Rent free0%

Ethnicity

37%
19%
27%
White British37%
White Other19%
Asian28%
Black7%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household44%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent30%
Social rent25%

vs. London

Income vs London-2.9%
Price vs London+61.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
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)
375
Largest scheme
4000 homes · Formerly Ferrier Estate, Formerly Ferrier Estate, Ferrier Estate, Kidbrooke, SE3
Pipeline pressure
NONE

Named schemes (500m)

Kidbrooke Village Phase 3, Kidbrooke Village Phase 3, Kidbrooke Park Road, SE31231 homes
completed
Former Ferrier Estate, Phase 2, Former Ferrier Estate, Phase 2, Weigall Road, Kidbrooke, SE3595 homes
completed
Phase 2, Block B, former Ferrier Estate, Phase 2, Block B, former Ferrier Estate, Kidbrooke Village, Kidbrooke, SE3130 homes
completed
Phase 2 Kidbrooke Village (Fmr Ferrier Estate), Phase 2 Kidbrooke Village (Fmr Ferrier Estate), Weigall Road, Kidbrooke, SE322 homes
completed
ADJACENT TO, 83A, ADJACENT TO, 83A, BROOKLANDS PARK, SE318 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
19.0%
Ward turnout
38%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Sandra BauerLabour and Co-operative Party
Lewis HurstLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£841,050)

£29,552

Standard buyer

£29,552

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE3 9BU

Full postcodeSE3 9BU
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Village & Sutcliffe
Latitude51.460250
Longitude0.023283
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