Kidbrooke Village & Sutcliffe · Greenwich · Eltham and Chislehurst constituency · 51.46144, 0.02691

SE3 9GL— Kidbrooke Village & Sutcliffe, Greenwich

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

 

Schools 100%Safety 68/100Transport 49/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
68
Schools
100
Transport
49
Environment
73
Investment
47

The bottom line

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

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Location

SE3 9GL

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 9GL

🛡️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
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How SE3 9GL 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 · 4 min walk

KS2: 107.3

—

Secondary

Thomas Tallis School

Not yet inspected · 5 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 38 min walk

3 primaries · 1 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.1km

Crime is +121% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,054/m²
Price per ft²£748/ft²
Avg floor area71.7 m²

EPC breakdown

B
85%
C
6%

Based on 91 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£179,250
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
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

2020–2025 · CAGR

+1%

Total change

+5%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.5%

per year

Acceleration

-78.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 93 sales

Property Type Mix

Total: 93 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£550k£820k+49%45
Rate-rise correction2022–2022£1.08m£1.08m+0%1
Current market2025–2025£578k£578k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
1%
District
-2.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing22

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
1 min walk
Lewisham DLR StationDLR
35 min walk
Elverson Road DLR StationDLR
39 min walk
Greenwich DLR StationDLR
42 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
43 min walk
No bus stops within 400m

53

Walkability score

214

Footpaths (500m)

0

Santander docks (800m)

3.1 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)20
Nearest car park260m
Santander docks (800m)0
Nearest cycle dock3.1 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.4 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 13%
More green space than 87% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.2 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

11 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.4 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

213

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

27

Sports (1km)

2

Convenience

Nearest supermarketTesco Express · 49 m
10 tennis courts1 swimming pools6 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)

699m

Post office

Nearby shops

YOHOME Oriental Supermarket38 m
Sainsbury's Local42 m
Convenience Store469 m
Cheers471 m

Nearby cafes

Starbucks32 m
Goat Coffee79 m
ArtFix189 m
Copper Kettle Cafe648 m

Nearby restaurants

Kidbrooke Kebabs674 m
The Wing Spot684 m
Grill House689 m

Nearby pubs

The Depot34 m

Nearby gyms

PureGym71 m
David Lloyd Kidbrooke294 m
Crofton Albion Sports & Social Club585 m
Blackheath High School Sports Grounds621 m

Nearby pharmacies

Chemcare30 m
Kidbrooke Pharmacy668 m
Food hygiene (5-star)71% of 24

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

CIRCLE HILLS REALTY LTD
IRAMP CONSULTING LTD
JFB'S SYCAMORE SEEDS LIMITED
JOSHUA FIDLER-BROWN CONSULTANCY LIMITED
LEAVE LIST LTD

+9 more

Investment

Investment grade, yield and market outlook

47

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 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

8/100

Velocity score

Future outlook

55.4

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,863m
Crossrail 2 route11,817m

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
Listed buildings (800m)
1
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)

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
Former Ferrier Estate, Phase 2, Former Ferrier Estate, Phase 2, Weigall Road, Kidbrooke, SE3595 homes
completed
Kidbrooke Village, Kidbrooke Village, Kidbrooke Park Road, Kidbrooke, SE3252 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 9GL

Full postcodeSE3 9GL
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Village & Sutcliffe
Latitude51.461437
Longitude0.026906
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