Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.48093, -0.01932

SE8 3FF— Greenwich Creekside, Greenwich

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 73/100Transport 55/100Yield 4.67%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
73
Schools
90
Transport
55
Environment
58
Investment
66

The bottom line

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

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Location

SE8 3FF

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 3FF

🛡️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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“High-connectivity investment target”

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How SE8 3FF 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 · 6 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 14 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

99

Road safety score

1

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Greenwich Fire Station · 879m

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area81 m²

EPC breakdown

A
2%
B
3%
C
9%
D
1%

Based on 15 properties · Confidence: medium

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£202,500
Rebuild cost per m²£2,500/m²

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

Construction era2007 onwards
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelbiomass (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
4.6 min walk
Greenwich

Nearby stations

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

62

Walkability score

297

Footpaths (500m)

3

Santander docks (800m)

0.5 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

13

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)100
Nearest car park183m
Santander docks (800m)3
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Burney Street Car Park100 spaces· yes
715m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 58%
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

14 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

9

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

154

Parks (1km)

20

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketWaitrose · 298 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)

960m

Post office

Nearby shops

Arapina64 m
Mama Nasha131 m
Nisa Local144 m
Sainsbury's Local169 m

Nearby cafes

Blue Tit71 m
Harmony Place Cafe104 m
The Coffee Studio167 m
Coffee Island190 m

Nearby restaurants

The Oystercatcher383 m
Banh Mi Leo460 m
Lebanese Restaurant478 m
Pizza & Kebab House480 m

Nearby pubs

The Duke79 m
Little Nan’s 2.0410 m
Villages414 m
The Sail Loft423 m

Nearby gyms

Meridian Fitness84 m
More Yoga94 m
Metal5237 m
Wavelength Leisure Pool428 m

Nearby pharmacies

Rose Pharmacy104 m
Duncan's Pharmacy578 m
Krisons845 m
Geepharm Chemist912 m

Nearby health

Creek Road Dental Practice118 m
The Carnaby Laser Clinic176 m
Greenwich Dental Health346 m
Greenwich Private Doctors484 m
Food hygiene (5-star)70% of 131

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

GETMELIT LIMITED
OMEGA SERVICES OMEGA LTD

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 score24/100
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

61.7

Price growth score

C
Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,331m
Crossrail 2 route8,162m

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)
36
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
Rubicon (Former Haddo Estate), Rubicon (Former Haddo Estate), TARVES WAY, NORMAN ROAD, SE10 9JX510 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

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 3FF

Full postcodeSE8 3FF
Postcode districtSE8
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.480932
Longitude-0.019325
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