Greenwich Creekside · Greenwich · Greenwich and Woolwich constituency · 51.48427, -0.02485

SE8 3HH— Greenwich Creekside, Greenwich

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 45/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
73
Schools
90
Transport
45
Environment
57
Investment
51

The bottom line

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

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Location

SE8 3HH

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 3HH

🛡️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 3HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grinling Gibbons Primary School

Good · Inspected Sept 2022 · 6 min walk

KS2: 105.0

—

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 · 0 secondaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Deptford · 631m

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,567/m²
Price per ft²£517/ft²
Avg floor area69.5 m²

EPC breakdown

C
11%
D
8%
E
2%

Based on 21 properties · Confidence: medium

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£173,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2025 · CAGR

+4.6%

Total change

+168%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.2%

per year

Acceleration

+72.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£145k£145k+0%1
Help-to-Buy recovery2016–2016£355k£355k+0%1
Brexit uncertainty2018–2018£321k£321k+0%2
Pandemic surge2021–2021£255k£255k+0%1
Current market2025–2025£388k£388k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Deptford Bridge DLR StationDLR line
13.4 min walk
Deptford

Nearby stations

DeptfordNational Rail
8 min walk
Mudchute DLR StationDLR
13 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
13 min walk
New Cross ELL Rail StationWindrush · Southeastern
13 min walk
Greenwich DLR StationDLR
13 min walk
No bus stops within 400m

47

Walkability score

176

Footpaths (500m)

2

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park196m
Santander docks (800m)2
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
2% 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 — 4.7 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

KINGFISHER MEDICAL CENTRE

3 KINGFISHER SQUARE, STAUNTON STREET, DEPTFORD, SE8 5DA

6 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalBlackheath Hospital · 3.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

26

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketHa-Noi · 772 m
3 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

638m

Post office

Nearby shops

Payless Food Express300 m
Bao Long Vietnamese & Oriental Supermarket343 m
Crown Halal Meat379 m
Sainsbury's Local417 m

Nearby cafes

SIENNA124 m
SIENNA Cafe125 m
Rough & Ready427 m
Coffee Island453 m

Nearby restaurants

Pizza & Kebab House373 m
Lebanese Restaurant396 m
Viet Alley402 m
Tribe African Restaurant421 m

Nearby pubs

The Dog & Bell124 m
The Watergate293 m
The Duke465 m
Badger Badger585 m

Nearby gyms

The Ahoy Centre163 m
Shades Sports Bar429 m
More Yoga540 m
Meridian Fitness585 m

Nearby pharmacies

Rose Pharmacy474 m
Lockyer Pharmacy477 m
Docklands Pharmacy803 m
New Cross Pharmacy938 m

Nearby health

The Carnaby Laser Clinic461 m
Creek Road Dental Practice467 m
Greenwich Dental Health711 m
The Dental Suite @ Docklands817 m
Food hygiene (5-star)56% of 128

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

COACH POPZ FITNESS LTD
MAMAKAYS GIFT SHOP LTD

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

65.9

Price growth score

B
Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route1,473m
Crossrail 2 route7,635m

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)
33
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)
21
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)

Paynes & Borthwick Wharf, Paynes & Borthwick Wharf, Borthwick Street, Deptford, SE8257 homes
completed
35, 35, Clyde Street, SE8 5LW80 homes
completed
BURRELLS WHARF, 262, BURRELLS WHARF, 262, WESTFERRY ROAD, E1468 homes
completed
FORMER PETROL STATION, 6-12, FORMER PETROL STATION, 6-12, EDWARD STREET, SE811 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 3HH

Full postcodeSE8 3HH
Postcode districtSE8
BoroughLondon Borough of Greenwich
WardGreenwich Creekside
Latitude51.484272
Longitude-0.024855
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
Office
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