Kidbrooke Village & Sutcliffe · Greenwich · Eltham and Chislehurst constituency · 51.45892, 0.03021

SE3 9FS— Kidbrooke Village & Sutcliffe, Greenwich

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

The family fortress

 

Schools 100%Safety 83/100Transport 39/100Low yield 2.49%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
61
Safety
83
Schools
60
Transport
39
Environment
79
Investment
35

The bottom line

SE3 9FS offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £770,000 median — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE3 9FS scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE3 9FS meets your needs.

Location

SE3 9FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+48.1% vs London avg
vs London income-2.9% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for SE3 9FS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE3 9FS with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE3 9FS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ealdham Primary School

Not yet inspected · 5 min walk

KS2: 107.0

—

Secondary

Thomas Tallis School

Not yet inspected · 9 min walk

P8: -0.09A8: 46.3

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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

52.4 incidents per 1,000 residents

Better than 60% of London
→ Stable

-32% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Anti-social behaviour14%
Burglary13%
Drug offences7%
Vehicle crime6%
Robbery2%
Theft0%

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 · 1.3km

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£770,000

Median sale price

Top 25% — 48% above London median

£770,000 is 48% above the London median (£520,000)

+1.5%

This year

Terraced

Dominant type

Price history

5-year change
+2.7%
Sales (24 months)5
New build60.0%
Avg terraced£765,625
Avg flat£831,250
Price per m²£6,016/m²
Price per ft²£559/ft²
Avg floor area128 m²

EPC breakdown

B
19%
C
2%

Based on 21 properties · Confidence: medium

Street mix

Terraced 94%Flat 6%

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£26,000
First-time buyerFTB
£26,000
Additional propertyBTL/2nd
£49,100

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

18.9×

Price-to-income

£3,852/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£320,000
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.2 W/m²K
RoofAverage thermal transmittance 0.2 W/m²K
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2025 · CAGR

+0.6%

Total change

+5%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.7%

per year

Acceleration

+0.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 17 sales

Property Type Mix

Total: 17 sales

Terraced94.1%
Flat/maisonette5.9%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2018£736k£736k+0%11
Pandemic surge2021–2021£750k£750k+0%1
Current market2025–2025£770k£770k+0%5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
0.6%
District
1.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75

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
5 min walk
Lewisham DLR StationDLR
38 min walk
Elverson Road DLR StationDLR
43 min walk
Greenwich DLR StationDLR
47 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
48 min walk
No bus stops within 400m

43

Walkability score

140

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★43 min
Victoria60 min ↑
Waterloo57 min ↑
Canary Wharf52 min ↑
City54 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)57
Nearest car park114m
Santander docks (800m)0
Nearest cycle dock3.4 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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 19%
More green space than 96% 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

15 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

220

Parks (1km)

0

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Depot (396 m)

No restaurants within 800m — nearest: McDonald's (770 m)

Nearest supermarketKidbrooke Food Market · 330 m
5 tennis courts1 swimming pools3 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)

982m

Post office

Nearby shops

YOHOME Oriental Supermarket352 m
Sainsbury's Local378 m
Simply Natural735 m
Premier776 m

Nearby cafes

Goat Coffee364 m
Starbucks390 m
ArtFix522 m
Better Coffee Corner529 m

Nearby restaurants

McDonald's770 m
Kidbrooke Kebabs954 m
The Wing Spot965 m
Grill House970 m

Nearby pubs

The Depot396 m

Nearby gyms

David Lloyd Kidbrooke303 m
PureGym433 m
Sutcliffe Park Sports Centre509 m
Crofton Albion Sports & Social Club697 m

Nearby pharmacies

Chemcare332 m
Kidbrooke Pharmacy948 m
Food hygiene (5-star)74% of 19

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

NO SUGAR LIMITED
PURPLE PM & CONSULTANCY LTD

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score17/100
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

43.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,139m
Crossrail 2 route12,179m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,054 nationally

1,602

Est. population

24,319/km²

67%

Employed

53%

Degree educated

£40,800

Median income

6.6%

Claimant rate

SuburbanVery high densityMixed

31

Community stability

Age profile

27%
29%
26%
Under 1827%
18–3430%
35–4926%
50–6411%
65+6%

Tenure

14%
34%
47%
Own outright4%
Own (mortgage)14%
Private rent35%
Social rent47%
Shared ownership1%

Ethnicity

29%
19%
14%
27%
White British29%
White Other19%
Asian14%
Black27%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household41%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent47%
Private rent35%

vs. London

Income vs London-2.9%
Price vs London+48.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)
374
Largest scheme
4000 homes · Formerly Ferrier Estate, Formerly Ferrier Estate, Ferrier Estate, Kidbrooke, SE3
Pipeline pressure
NONE

Named schemes (500m)

Formerly Ferrier Estate, Formerly Ferrier Estate, Ferrier Estate, Kidbrooke, SE34000 homes
completed
Kidbrooke Village, Phase 4, Kidbrooke Village, Phase 4, Kidbrooke Park Road, SE31260 homes
completed
Kidbrooke Village Phase 3, Kidbrooke Village Phase 3, Kidbrooke Park Road, SE31231 homes
completed
Kidbrooke Village, Kidbrooke Village, Kidbrooke Park Road, Kidbrooke, SE3252 homes
completed
Former Ferrier Estate, Phase 2a, Former Ferrier Estate, Phase 2a, Tudway Road, Birdbrook Road, Kidbrooke, SE3115 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 (£770,000)

£26,000

Standard buyer

£26,000

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.

Live in SE3 9FS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE3 9FS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

What else could £770k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track SE3 9FS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE3 9FS

Full postcodeSE3 9FS
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Village & Sutcliffe
Latitude51.458916
Longitude0.030206
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