Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.48487, -0.02408

SE8 3GE— Greenwich Creekside, Greenwich

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

 

Top 13% LondonSchools 86%Safety 74/100Transport 40/100Yield 4.67%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
72
Safety
74
Schools
90
Transport
40
Environment
57
Investment
66

The bottom line

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

Less suited to Car-free commuters.

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Location

SE8 3GE

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 3GE

🛡️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 3GE 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 · 7 min walk

KS2: 104.1

—

Secondary

Addey and Stanhope School

Not yet inspected · 15 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 · 5 min walk

7 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Deptford · 681m

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area116.4 m²

EPC breakdown

C
7%

Based on 7 properties · Confidence: low

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

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£291,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.26 W/m²K
RoofAverage thermal transmittance 0.2 W/m²K
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2022 · CAGR

+7.1%

Total change

+85%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.4%

per year

Acceleration

-27.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2014£500k£553k+10.5%2
Pandemic surge2020–2020£795k£795k+0%1
Rate-rise correction2022–2022£925k£925k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
11.2 min walk
Deptford

Nearby stations

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

44

Walkability score

150

Footpaths (500m)

3

Santander docks (800m)

0.3 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

16

Car parks (800m)

3

EV chargers (800m)

Nearest car park245m
Santander docks (800m)3
Nearest cycle dock0.3 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 4.6 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

9 min walk

58%

Recommend GP

58%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.2 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

117

Parks (1km)

19

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketFodal Oriental Supermarket · 837 m
3 swimming pools2 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)

1

Cinemas (2km)

555m

Post office

Nearby shops

Payless Food Express383 m
Bao Long Vietnamese & Oriental Supermarket423 m
Sainsbury's Local454 m
Crown Halal Meat458 m

Nearby cafes

SIENNA45 m
SIENNA Cafe46 m
Coffee Island439 m
Blue Tit490 m

Nearby restaurants

Pizza & Kebab House452 m
Lebanese Restaurant475 m
Viet Alley482 m
Tribe African Restaurant485 m

Nearby pubs

The Dog & Bell209 m
The Watergate375 m
The Duke486 m
The Ship541 m

Nearby gyms

The Ahoy Centre121 m
Shades Sports Bar508 m
More Yoga569 m
Meridian Fitness589 m

Nearby pharmacies

Rose Pharmacy503 m
Lockyer Pharmacy544 m
Docklands Pharmacy723 m
Krisons1.1 km

Nearby health

The Carnaby Laser Clinic449 m
Creek Road Dental Practice498 m
Greenwich Dental Health682 m
The Dental Suite @ Docklands737 m
Food hygiene (5-star)58% of 120

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

AEROLOGY LIMITED
AUSTERIX LIMITED
CHIEF TECHNOLOGIES LTD.
G-BKOU LIMITED
G-BKOU/2 LIMITED

+2 more

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

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

64.7

Price growth score

C
Low

New supply risk

Low-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,557m
Crossrail 2 route7,613m

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)
34
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)
20
Largest scheme
652 homes · DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8
Pipeline pressure
NONE

Named schemes (500m)

DEPTFORD POWER STATION, GREENWICH REACH, DEPTFORD POWER STATION, GREENWICH REACH, WEST STOWAGE, DEPTFORD GREEN, SE8652 homes
completed
Paynes & Borthwick Wharf, Paynes & Borthwick Wharf, Borthwick Street, Deptford, SE8257 homes
completed
LAND BETWEEN RIVER THAMES, LAND BETWEEN RIVER THAMES, MASTHOUSE TERRACE, NAPIER AVENUE, WESTFERRY ROAD, E14160 homes
completed
BURRELLS WHARF, 262, BURRELLS WHARF, 262, WESTFERRY ROAD, E1468 homes
completed
CLINTON HOUSE, CLINTON HOUSE, WATERGATE STREET, SE811 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 3GE

Full postcodeSE8 3GE
Postcode districtSE8
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.484870
Longitude-0.024080
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