Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.48183, -0.01965

SE8 3EP— Greenwich Creekside, Greenwich

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 73/100Transport 54/100Yield 4.67%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
73
Schools
90
Transport
54
Environment
58
Investment
66

The bottom line

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

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Location

SE8 3EP

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 3EP

🛡️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 3EP 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 · 7 min walk

KS2: 106.5

—

Secondary

Addey and Stanhope School

Not yet inspected · 12 min walk

P8: -0.38A8: 38.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 3 min walk

7 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)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 979m

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area51.7 m²

EPC breakdown

C
2%
D
1%

Based on 3 properties · Confidence: low

Street mix

Flat 96%Other 5%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£129,250
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 fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+7.7%

Total change

+449%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.7%

per year

Acceleration

+14.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£72k£160k+122.2%4.5
Post-dot-com plateau2002–2004£192k£208k+8.4%1.3
Pre-crash peak2006–2006£225k£225k+0%1
GFC & correction2011–2011£235k£235k+0%3
Help-to-Buy recovery2013–2013£275k£275k+0%1
Brexit uncertainty2017–2019£380k£360k-5.3%1
Rate-rise correction2022–2022£395k£395k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
10.4%
District
10.6%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Greenwich DLR StationDLR line
5.8 min walk
Deptford

Nearby stations

DeptfordNational Rail
7 min walk
Greenwich DLR StationDLR
7 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
8 min walk
Deptford Bridge DLR StationDLR
11 min walk
Island Gardens DLR StationDLR
12 min walk
No bus stops within 400m

61

Walkability score

279

Footpaths (500m)

3

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge38 min ↑
Victoria54 min ↑
Waterloo47 min ↑
Canary Wharf ★23 min
City38 min ≈

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)100
Nearest car park168m
Santander docks (800m)3
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
769m

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 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: 26.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.3 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

DOCKLANDS MEDICAL CENTRE

100 SPINDRIFT AVENUE, ISLE OF DOGS, E14 9WU

13 min walk

58%

Recommend GP

58%

Overall GP experience

1

GPs within 1km

10

Dentists within 1km

Nearest hospitalBlackheath Hospital · 2.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

21

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

5

Convenience

Nearest supermarketWaitrose · 282 m
3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

859m

Post office

Nearby shops

Arapina146 m
Mama Nasha157 m
Nisa Local167 m
Sainsbury's Local169 m

Nearby cafes

Blue Tit85 m
Coffee Island103 m
Harmony Place Cafe157 m
The Coffee Studio202 m

Nearby restaurants

The Oystercatcher353 m
Pizza & Kebab House466 m
Lebanese Restaurant470 m
Viet Alley486 m

Nearby pubs

The Duke91 m
The Sail Loft398 m
The Dog & Bell453 m
The Watergate456 m

Nearby gyms

Meridian Fitness133 m
More Yoga171 m
Metal5293 m
The Ahoy Centre348 m

Nearby pharmacies

Rose Pharmacy137 m
Duncan's Pharmacy656 m
Krisons916 m
Geepharm Chemist1.0 km

Nearby health

The Carnaby Laser Clinic91 m
Creek Road Dental Practice147 m
Greenwich Dental Health329 m
Greenwich Private Doctors583 m
Food hygiene (5-star)68% of 133

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

66

Investment score

Good

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

60.5

Price growth score

C
Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,408m
Crossrail 2 route8,069m

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)
45
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)
46
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)

Greenwich Reach East, Greenwich Reach East, Thames Street, Norway Street, Creek Road, Deptford Creek, Greenwich, SE10980 homes
completed
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
Land bounded by Deptford Creek, Land bounded by Deptford Creek, Copperas Street, Creek Road, Greenwich, SE8249 homes
completed
CREEKSIDE VILLAGE EAST, CREEKSIDE VILLAGE EAST, COPPERAS STREET, SE8226 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 3EP

Full postcodeSE8 3EP
Postcode districtSE8
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.481828
Longitude-0.019646
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