Kidbrooke Village & Sutcliffe · Greenwich · Eltham and Chislehurst constituency · 51.46075, 0.02872

SE3 9JS— Kidbrooke Village & Sutcliffe, Greenwich

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

The family fortress

 

Schools 100%Safety 78/100Transport 48/100Yield 4.09%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
78
Schools
100
Transport
48
Environment
80
Investment
48

The bottom line

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

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Location

SE3 9JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+24.0% vs London avg

Deep-dive guides for SE3 9JS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE3 9JS 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 · 6 min walk

KS2: 107.3

—

Secondary

Thomas Tallis School

Not yet inspected · 6 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.9 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences40%
Other27%
Anti-social behaviour16%
Vehicle crime7%
Burglary7%
Drug offences2%
Robbery1%
Theft0%

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 · 1.2km

Crime is +24% above London average

Property

Prices, sales volume and market trends

Avg floor area104 m²

EPC breakdown

B
3%

Based on 3 properties · Confidence: low

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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£260,000
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 0.22 W/m²K
RoofAverage thermal transmittance 0.18 W/m²K
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2023–2024 · CAGR

+-83.6%

Total change

-84%

Market Activity

Price Velocity & Acceleration

Current Velocity

-83.5%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 4 sales

Property Type Mix

Total: 4 sales

Terraced50%
Flat/maisonette50%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£622k£622k+0%3
Current market2024–2024£102k£102k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
2 min walk
Lewisham DLR StationDLR
37 min walk
Elverson Road DLR StationDLR
41 min walk
Greenwich DLR StationDLR
44 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
45 min walk
No bus stops within 400m

51

Walkability score

196

Footpaths (500m)

0

Santander docks (800m)

3.2 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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)57
Nearest car park192m
Santander docks (800m)0
Nearest cycle dock3.2 km

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: 8.6 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 10%
More green space than 98% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 3.3 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

12 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

202

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

25

Sports (1km)

2

Convenience

Nearest supermarketKidbrooke Food Market · 101 m
9 tennis courts1 swimming pools5 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)

769m

Post office

Nearby shops

Sainsbury's Local152 m
YOHOME Oriental Supermarket153 m
Convenience Store613 m
Cheers615 m

Nearby cafes

Goat Coffee135 m
Starbucks169 m
ArtFix331 m
Better Coffee Corner692 m

Nearby restaurants

Kidbrooke Kebabs742 m
The Wing Spot753 m
Grill House758 m
McDonald's999 m

Nearby pubs

The Depot178 m

Nearby gyms

PureGym212 m
David Lloyd Kidbrooke289 m
Crofton Albion Sports & Social Club653 m
Sutcliffe Park Sports Centre691 m

Nearby pharmacies

Chemcare118 m
Kidbrooke Pharmacy736 m
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

CLIO DERMA LTD.
RE1GN CREATIVE LIMITED

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

29.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,999m
Crossrail 2 route11,954m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,656 nationally

2,027

Est. population

9,761/km²

57%

Employed

32%

Degree educated

£40,800

Median income

6.8%

Claimant rate

SuburbanHigh densityMixed

49

Community stability

Age profile

26%
22%
21%
18%
Under 1827%
18–3422%
35–4921%
50–6419%
65+12%

Tenure

18%
29%
41%
Own outright18%
Own (mortgage)29%
Private rent9%
Social rent41%
Shared ownership4%

Ethnicity

57%
17%
White British57%
White Other12%
Asian8%
Black17%
Mixed3%
Other3%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine22%
No car household29%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent41%
Private rent9%

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
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 9JS

Full postcodeSE3 9JS
Postcode districtSE3
BoroughLondon Borough of Greenwich
WardKidbrooke Village & Sutcliffe
Latitude51.460750
Longitude0.028718
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