Kidbrooke Village & Sutcliffe · Greenwich · Eltham and Chislehurst constituency · 51.45770, 0.01196

SE3 9GB— Kidbrooke Village & Sutcliffe, Greenwich

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

The family fortress

 

Schools 100%Safety 77/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
65
Safety
77
Schools
90
Transport
35
Environment
62
Investment
42

The bottom line

SE3 9GB offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE3 9GB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for SE3 9GB

🛡️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 9GB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brindishe Lee School

Good · Inspected Sept 2023 · 6 min walk

KS2: 107.2

—

Secondary

Thomas Tallis School

Not yet inspected · 16 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.7 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

+12% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour24%
Burglary11%
Theft4%
Vehicle crime4%
Drug offences4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 128m

Crime is +33% above 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£19,833/m²
Price per ft²£1,843/ft²
Avg floor area47.8 m²

EPC breakdown

B
4%
C
16%
D
30%

Based on 50 properties · Confidence: high

Street mix

Flat 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 costLow
Rebuild cost estimate£119,500
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 0.35 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
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

+11.9%

Total change

+176%

Market Activity

Price Velocity & Acceleration

Current Velocity

+201.6%

per year

Acceleration

+197.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £400k–£450k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£344k£344k+0%15
Brexit uncertainty2017–2019£328k£303k-7.5%4
Pandemic surge2020–2020£315k£315k+0%1
Current market2025–2025£950k£950k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.3% alpha

Flat/maisonette-5.3% α
Local
-4.2%
District
1.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Lewisham DLR StationDLR line
22.6 min walk
Lee

Nearby stations

LeeNational Rail
11 min walk
Lewisham DLR StationDLR
24 min walk
Elverson Road DLR StationDLR
30 min walk
Greenwich DLR StationDLR
36 min walk
Deptford Bridge DLR StationDLR
38 min walk
No bus stops within 400m

33

Walkability score

160

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge ★38 min
Victoria56 min ↑
Waterloo48 min ↑
Canary Wharf43 min ↓
City48 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

10

Car parks (800m)

2

EV chargers (800m)

Nearest car park164m
Santander docks (800m)0
Nearest cycle dock2.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 27.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 80% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 46%
More green space than 80% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.1 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

LEE ROAD SURGERY

DOCTORS SURGERY, 20 LEE ROAD, SE3 9RT

7 min walk

83%

Recommend GP

83%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 735 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

193

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

30

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 1.2 km
3 tennis courts19 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

116m

Post office

Nearby shops

Alkalize Me233 m
VK Corner Shop436 m
M&S Simply Food530 m
Costcutter574 m

Nearby cafes

Blueberry’s70 m
With Jam And Bread215 m
Pistachios In The Park469 m
Rowdy489 m

Nearby restaurants

Sapori D'Italia60 m
The Best Kebab204 m
The Fusion461 m
Chilli Indian Street Kitchen466 m

Nearby pubs

Old Tigers Head104 m
Duke of Edinburgh212 m
Rambles507 m
The Dacre Arms699 m

Nearby gyms

BASE 13446 m
Evolve Fitness Studio574 m
Crofton Albion Sports & Social Club578 m
Blackheath Wanderers Sports Club595 m

Nearby pharmacies

Lewisham Pharmacy464 m
Paydens Pharmacy1.0 km

Nearby health

Lewisham Medical Centre529 m
Blackheath Hospital735 m
Mr Azhar Khan754 m
Lauren Turner Aesthetics939 m
Food hygiene (5-star)59% of 54

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

AVEC L. (UK) LIMITED
DRILUX219 LIMITED
OLEGA LTD

Investment

Investment grade, yield and market outlook

42

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 score19/100
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

45.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,917m
Crossrail 2 route11,532m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,577 nationally

1,569

Est. population

4,557/km²

65%

Employed

62%

Degree educated

£40,800

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

49

Community stability

Age profile

22%
19%
24%
21%
14%
Under 1822%
18–3419%
35–4924%
50–6421%
65+14%

Tenure

30%
29%
22%
18%
Own outright30%
Own (mortgage)29%
Private rent22%
Social rent18%
Shared ownership1%

Ethnicity

60%
15%
White British60%
White Other15%
Asian7%
Black8%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household37%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent22%
Social rent18%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
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)
17
Largest scheme
41 homes · Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR
Pipeline pressure
NONE

Named schemes (500m)

Osborn House, Osborn House, Osborn Terrace, Blackheath, SE3 9DR41 homes
completed
21-25, 21-25, ELTHAM ROAD, SE1232 homes
completed
PARK LODGE WORKS, 317, PARK LODGE WORKS, 317, LEE HIGH ROAD, SE1230 homes
completed
FORMER CHURCH SITE, 78, FORMER CHURCH SITE, 78, MEADOWCOURT ROAD, SE320 homes
completed
POLICE STATION, 418, POLICE STATION, 418, LEE HIGH ROAD, SE12 8RW15 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 9GB

Full postcodeSE3 9GB
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Village & Sutcliffe
Latitude51.457702
Longitude0.011957
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