Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.48009, -0.02195

SE8 3EB— Greenwich Creekside, Greenwich

Location and area intelligence for SE8 3EB, Greenwich Creekside, Greenwich

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 49/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
73
Schools
90
Transport
49
Environment
58
Investment
53

The bottom line

SE8 3EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

SE8 3EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for SE8 3EB

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

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“High-connectivity investment target”

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How SE8 3EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Tidemill Academy

Good · Inspected Nov 2022 · 4 min walk

KS2: 106.5

—

Secondary

Addey and Stanhope School

Not yet inspected · 9 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.6 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 334.7%

+2% vs borough

Crime by type

Other32%
Violence & sexual offences27%
Drug offences12%
Anti-social behaviour11%
Theft6%
Robbery4%
Vehicle crime4%
Burglary3%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Greenwich Fire Station · 899m

Crime is +21% 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.

SE8 district median

£411,250

Based on 144 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,993/m²
Price per ft²£464/ft²
Avg floor area76 m²

EPC breakdown

B
2%
C
43%
D
29%
E
10%

Based on 84 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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£190,000
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.1%

Total change

+361%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.6%

per year

Acceleration

+25.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £150k–£175k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£83k£83k+0%1
Post-dot-com plateau2001–2004£52k£172k+229.8%2.2
Pre-crash peak2005–2007£161k£250k+55.2%2
GFC & correction2008–2011£232k£178k-23.3%1
Help-to-Buy recovery2015–2015£315k£315k+0%2
Brexit uncertainty2017–2019£233k£325k+39.8%1.7
Pandemic surge2020–2021£390k£354k-9.1%1
Rate-rise correction2022–2022£363k£363k+0%1
Current market2024–2025£329k£380k+15.6%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Flat/maisonette+3.5% α
Local
8.3%
District
4.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Deptford Bridge DLR StationDLR line
7.7 min walk
Deptford

Nearby stations

DeptfordNational Rail
4 min walk
Greenwich DLR StationDLR
8 min walk
Deptford Bridge DLR StationDLR
8 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
10 min walk
New Cross ELL Rail StationWindrush · Southeastern
10 min walk
No bus stops within 400m

64

Walkability score

352

Footpaths (500m)

2

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

Canary Wharf ★35 min
City38 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

19

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)14
Nearest car park133m
Santander docks (800m)2
Nearest cycle dock0.5 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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.5 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield854.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGFISHER MEDICAL CENTRE

3 KINGFISHER SQUARE, STAUNTON STREET, DEPTFORD, SE8 5DA

8 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

Nearest hospitalBlackheath Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

149

Parks (1km)

41

Restaurants (800m)

27

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

16

Sports (1km)

6

Convenience

Nearest supermarketHa-Noi · 403 m
3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

672m

Post office

Nearby shops

Tesco Express67 m
Nisa Local87 m
Mama Nasha96 m
Sainsbury's Local109 m

Nearby cafes

Blue Tit168 m
Spring Cafe198 m
Harmony Place Cafe304 m
The Waiting Room306 m

Nearby restaurants

Island Buka286 m
Deli X289 m
Buster Mantis303 m
Marcella304 m

Nearby pubs

The Duke161 m
Little Nan’s 2.0217 m
Villages220 m
Badger Badger317 m

Nearby gyms

More Yoga119 m
Wavelength Leisure Pool245 m
Commando Temple255 m
Wavelengths Leisure Centre261 m

Nearby pharmacies

Rose Pharmacy115 m
Krisons669 m
Duncan's Pharmacy699 m
New Cross Pharmacy767 m

Nearby health

Creek Road Dental Practice105 m
The Carnaby Laser Clinic343 m
Greenwich Private Doctors522 m
Merivale Dental535 m
Food hygiene (5-star)54% of 211

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

BD&R ENTERPRISES LTD
BRIGHT & PRIDE LTD
DANNY HAMBROOK AUDIO LTD
DUNCAN ACCOUNTANCY SERVICES (UK) LIMITED
LG HEALTHCARE SOLUTIONS LIMITED

+4 more

Investment

Investment grade, yield and market outlook

53

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

73.1

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,161m
Crossrail 2 route8,129m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,790 nationally

2,711

Est. population

22,735/km²

56%

Employed

51%

Degree educated

£43,300

Median income

6.0%

Claimant rate

Inner cityVery high densityMixed

33

Community stability

Age profile

26%
40%
19%
Under 1826%
18–3440%
35–4919%
50–6411%
65+5%

Tenure

20%
32%
38%
Own outright5%
Own (mortgage)20%
Private rent32%
Social rent38%
Shared ownership5%
Rent free0%

Ethnicity

34%
18%
15%
21%
White British34%
White Other18%
Asian15%
Black21%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine12%
No car household56%
Unemployed8%
No qualifications10%

Housing tenure (Census 2021)

Social rent38%
Private rent32%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
47
Borough approval rate
64%
Opportunity area
Deptford Creek/Greenwich Riverside
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
58
Largest scheme
980 homes · Greenwich Reach East, Greenwich Reach East, Thames Street, Norway Street, Creek Road, Deptford Creek, Greenwich, SE10
Pipeline pressure
NONE

Named schemes (500m)

DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8652 homes
completed
Creekside Industrial Estate bounded by, Creekside Industrial Estate bounded by, Creek Road, & Copperas Street (west), Greenwich, SE10371 homes
completed
Blocks B, C & F - The Quarter, 43-81, Blocks B, C & F - The Quarter, 43-81, Greenwich High Road, Greenwich, SE10227 homes
completed
CREEKSIDE VILLAGE EAST, CREEKSIDE VILLAGE EAST, COPPERAS STREET, SE8226 homes
completed
FAIRCHARM TRADING ESTATE, FAIRCHARM TRADING ESTATE, CREEKSIDE, SE8 3DX148 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
24.2%
Ward turnout
42%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Tillie MuirLabour
Calum O'Byrne MulliganLabour

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Key facts for SE8 3EB

Full postcodeSE8 3EB
Postcode districtSE8
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.480086
Longitude-0.021954
Parliamentary constituencyGreenwich and Woolwich
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