Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.48329, -0.01968

SE8 3EX— Greenwich Creekside, Greenwich

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

Strong, well-rated schools nearby

 

Top 10% LondonSchools 83%Safety 74/100Transport 47/100Low yield 2.49%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
74
Schools
90
Transport
47
Environment
57
Investment
40

The bottom line

SE8 3EX offers exceptional schools (100% Good/Outstanding) and low crime at £770,000 median — a strong choice for Families.

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Location

SE8 3EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+48.1% vs London avg
vs London income+3.1% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for SE8 3EX

🛡️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📈 Up & Coming🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How SE8 3EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harbinger Primary School

Good · Inspected Nov 2023 · 9 min walk

KS2: 104.1

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Rachel McMillan Nursery School and Children's Centre

Not inspected · 4 min walk

7 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Greenwich Fire Station · 1.1km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£770,000

Median sale price

Top 25% — 48% above London median

£770,000 is 48% above the London median (£520,000)

+57.0%

This year

Flat

Dominant type

Price history

5-year change
+54.0%
Sales (24 months)5
New build0.0%
Avg flat£770,000
Price per m²£10,665/m²
Price per ft²£991/ft²
Avg floor area73.3 m²

EPC breakdown

B
37%
C
25%
D
6%

Based on 68 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

Stamp duty

Standard buyer£26,000
First-time buyerFTB
£26,000
Additional propertyBTL/2nd
£49,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.8×

Price-to-income

£3,852/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£183,250
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

2001–2025 · CAGR

+3.7%

Total change

+138%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.9%

per year

Acceleration

-79.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 146 sales

Property Type Mix

Total: 146 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£280k£300k+7.1%22
Pre-crash peak2005–2007£246k£445k+80.7%5.7
GFC & correction2008–2012£296k£250k-15.5%3.4
Help-to-Buy recovery2013–2016£438k£750k+71.4%3.8
Brexit uncertainty2017–2018£380k£495k+30.3%1
Pandemic surge2020–2021£375k£500k+33.3%1
Current market2024–2025£810k£665k-17.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
3.7%
District
4.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing11
Trend Position40

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
7.5 min walk
Deptford

Nearby stations

Cutty Sark (for Maritime Greenwich) DLR StationDLR
8 min walk
DeptfordNational Rail
8 min walk
Greenwich DLR StationDLR
9 min walk
Island Gardens DLR StationDLR
10 min walk
Mudchute DLR StationDLR
11 min walk
No bus stops within 400m

58

Walkability score

238

Footpaths (500m)

4

Santander docks (800m)

0.3 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)

9

EV chargers (800m)

Nearest car park220m
Santander docks (800m)4
Nearest cycle dock0.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB5% green spaceTree canopy: 37%
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

11 min walk

58%

Recommend GP

58%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

Nearest hospitalBlackheath Hospital · 2.9 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

146

Parks (1km)

12

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketWaitrose · 299 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

0

Libraries (1km)

0

Cinemas (2km)

697m

Post office

Nearby shops

Sainsbury's Local286 m
Mama Nasha295 m
Nisa Local302 m
Arapina307 m

Nearby cafes

Coffee Island92 m
Blue Tit239 m
Harmony Place Cafe286 m
Costa300 m

Nearby restaurants

The Oystercatcher330 m
Pizza & Kebab House519 m
Kinkao Thai Restaurant527 m
Lebanese Restaurant530 m

Nearby pubs

The Duke242 m
The Sail Loft378 m
The Dog & Bell420 m
The Watergate484 m

Nearby gyms

The Ahoy Centre232 m
Meridian Fitness266 m
More Yoga330 m
Metal5400 m

Nearby pharmacies

Rose Pharmacy284 m
Duncan's Pharmacy773 m
Docklands Pharmacy875 m
Krisons1.1 km

Nearby health

The Carnaby Laser Clinic106 m
Creek Road Dental Practice289 m
Greenwich Dental Health335 m
Greenwich Private Doctors736 m
Food hygiene (5-star)75% of 91

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

15176697 LTD
520 INVESTMENTS LTD
ANAMON 1010 LTD
ANANTHA CAPITAL LIMITED
EXCELSUS LTD

+6 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 75%
Gentrification score41/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

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

82.1

Price growth score

A
Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,549m
Crossrail 2 route7,937m

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%
Price vs London+48.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
36
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)
3
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£770,000)

£26,000

Standard buyer

£26,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE8 3EX

Full postcodeSE8 3EX
Postcode districtSE8
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.483286
Longitude-0.019684
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