Kidbrooke Village & Sutcliffe · Greenwich · Eltham and Chislehurst constituency · 51.45824, 0.03035

SE3 9FT— Kidbrooke Village & Sutcliffe, Greenwich

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

 

Schools 100%Safety 68/100Transport 38/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
68
Schools
60
Transport
38
Environment
79
Investment
48

The bottom line

SE3 9FT offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE3 9FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+121.0% vs London avg

Deep-dive guides for SE3 9FT

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

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Postcode Personality

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How SE3 9FT 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 · 10 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 · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

143.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+86% vs borough

Crime by type

Other39%
Anti-social behaviour24%
Violence & sexual offences19%
Burglary9%
Drug offences5%
Robbery2%
Vehicle crime2%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.3km

Crime is +121% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build100.0%
Price per m²£6,523/m²
Price per ft²£606/ft²
Avg floor area125.8 m²

EPC breakdown

A
1%
B
32%
C
8%

Based on 41 properties · Confidence: high

Street mix

Terraced 46%Flat 54%

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 costLow
Rebuild cost estimate£314,500
Rebuild cost per m²£2,500/m²

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

Construction era2013
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 DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+4.2%

Total change

+57%

Market Activity

Price Velocity & Acceleration

Current Velocity

+160.3%

per year

Acceleration

+219.94

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 24 sales

Property Type Mix

Total: 24 sales

Terraced45.8%
Flat/maisonette54.2%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£524k£465k-11.2%4.7
Brexit uncertainty2018–2018£755k£755k+0%5
Pandemic surge2021–2021£780k£780k+0%1
Rate-rise correction2022–2022£315k£315k+0%1
Current market2025–2025£820k£820k+0%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.9% alpha

Weakest performer

Terraced

-1.3% alpha

Flat/maisonette+3.9% α
Local
4.8%
District
0.9%
Terraced-1.3% α
Local
1.3%
District
2.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
6 min walk
Lewisham DLR StationDLR
39 min walk
Elverson Road DLR StationDLR
44 min walk
Greenwich DLR StationDLR
47 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
48 min walk
No bus stops within 400m

41

Walkability score

131

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)

0

EV chargers (800m)

Total spaces (800m)57
Nearest car park150m
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 waterMEDIUM
Medium
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 AONB52% green spaceTree canopy: 10%
More green space than 96% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.5 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

16 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

212

Parks (1km)

1

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 (463 m)

Nearest supermarketKidbrooke Food Market · 402 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)

1.1km

Post office

Nearby shops

YOHOME Oriental Supermarket415 m
Sainsbury's Local447 m
Simply Natural762 m
Co-op Food769 m

Nearby cafes

Goat Coffee437 m
Starbucks457 m
Better Coffee Corner467 m
ArtFix578 m

Nearby restaurants

McDonald's698 m
Kidbrooke Kebabs1.0 km
The Wing Spot1.0 km
Grill House1.0 km

Nearby pubs

The Depot463 m

Nearby gyms

David Lloyd Kidbrooke321 m
Sutcliffe Park Sports Centre441 m
PureGym500 m
Crofton Albion Sports & Social Club703 m

Nearby pharmacies

Chemcare399 m
Kidbrooke Pharmacy1.0 km
Food hygiene (5-star)72% of 18

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

A

High street health

Investment

Investment grade, yield and market outlook

48

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

48.7

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,162m
Crossrail 2 route12,246m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,617 nationally

1,301

Est. population

11,778/km²

84%

Employed

75%

Degree educated

£40,800

Median income

4.6%

Claimant rate

SuburbanHigh densityRenters

24

Community stability

Age profile

14%
52%
28%
Under 1814%
18–3452%
35–4928%
50–645%
65+2%

Tenure

24%
49%
18%
Own outright6%
Own (mortgage)24%
Private rent49%
Social rent3%
Shared ownership18%

Ethnicity

30%
25%
24%
White British30%
White Other25%
Asian24%
Black12%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional67%
Routine / semi-routine7%
No car household56%
Unemployed5%
No qualifications5%

Housing tenure (Census 2021)

Private rent49%
Social rent3%

vs. London

Income vs London-2.9%

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

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Key facts for SE3 9FT

Full postcodeSE3 9FT
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Village & Sutcliffe
Latitude51.458239
Longitude0.030349
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