Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.48250, -0.01914

SE8 3ET— Greenwich Creekside, Greenwich

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

 

Top 10% LondonSchools 88%Safety 74/100Transport 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
73
Safety
74
Schools
90
Transport
49
Environment
58
Investment
55

The bottom line

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

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Location

SE8 3ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for SE8 3ET

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

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Postcode Personality

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How SE8 3ET 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 · 8 min walk

KS2: 106.5

—

Secondary

Addey and Stanhope School

Not yet inspected · 14 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 · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.7 incidents per 1,000 residents

Better than 50% of London
↑ Rising 256.3%

-16% vs borough

Crime by type

Anti-social behaviour28%
Other26%
Violence & sexual offences21%
Vehicle crime6%
Burglary6%
Drug offences5%
Theft5%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.0km

Crime is 1% below 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£6,636/m²
Price per ft²£616/ft²
Avg floor area54.7 m²

EPC breakdown

B
10%
C
28%
D
6%

Based on 44 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£136,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+3.9%

Total change

+185%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.4%

per year

Acceleration

+40.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 90 sales

Property Type Mix

Total: 90 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£130k£165k+26.9%19.5
Post-dot-com plateau2001–2004£151k£195k+29%3.2
Pre-crash peak2005–2007£209k£240k+14.8%3
GFC & correction2008–2012£238k£230k-3.2%2.8
Help-to-Buy recovery2013–2016£260k£365k+40.4%2
Brexit uncertainty2017–2018£433k£325k-24.9%1.5
Pandemic surge2021–2021£353k£353k+0%2
Rate-rise correction2023–2023£410k£410k+0%1
Current market2024–2026£395k£370k-6.3%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
4.5%
District
6.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Greenwich DLR StationDLR line
6.4 min walk
Greenwich

Nearby stations

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

60

Walkability score

257

Footpaths (500m)

4

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)100
Nearest car park235m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
770m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download443 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
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: 19%
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

12 min walk

58%

Recommend GP

58%

Overall GP experience

2

GPs within 1km

10

Dentists within 1km

Nearest hospitalBlackheath Hospital · 2.8 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

155

Parks (1km)

12

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketWaitrose · 243 m
3 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

1

Libraries (1km)

0

Cinemas (2km)

789m

Post office

Nearby shops

Arapina227 m
Mama Nasha237 m
Sainsbury's Local242 m
Nisa Local246 m

Nearby cafes

Coffee Island22 m
Blue Tit168 m
Harmony Place Cafe192 m
The Coffee Studio214 m

Nearby restaurants

The Oystercatcher297 m
Pizza & Kebab House519 m
Lebanese Restaurant526 m
Viet Alley542 m

Nearby pubs

The Duke173 m
The Sail Loft345 m
The Dog & Bell466 m
The Watergate498 m

Nearby gyms

Meridian Fitness171 m
More Yoga253 m
Metal5310 m
The Ahoy Centre315 m

Nearby pharmacies

Rose Pharmacy219 m
Duncan's Pharmacy683 m
Docklands Pharmacy966 m
Krisons999 m

Nearby health

The Carnaby Laser Clinic19 m
Creek Road Dental Practice228 m
Greenwich Dental Health286 m
Greenwich Private Doctors641 m
Food hygiene (5-star)76% of 102

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

A15 ANALYTICS LTD
CARNABY INTERNATIONAL SCHOOL OF AESTHETICS LTD
EVENTPLANET.ME LIMITED
KARLA'S WINK LTD
MTL STYLES LTD

+3 more

Investment

Investment grade, yield and market outlook

55

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

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

17/100

Velocity score

Future outlook

78.3

Price growth score

B
Low

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,491m
Crossrail 2 route8,029m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,291 nationally

1,763

Est. population

29,916/km²

81%

Employed

72%

Degree educated

£43,300

Median income

3.1%

Claimant rate

SuburbanVery high densityRenters

31

Community stability

Age profile

14%
40%
30%
Under 1814%
18–3440%
35–4930%
50–6411%
65+5%

Tenure

25%
49%
Own outright12%
Own (mortgage)25%
Private rent49%
Social rent11%
Shared ownership2%

Ethnicity

41%
25%
14%
White British41%
White Other25%
Asian14%
Black9%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine8%
No car household54%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent49%
Social rent11%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
43
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)
35
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 3ET

Full postcodeSE8 3ET
Postcode districtSE8
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.482503
Longitude-0.019141
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