Neighbourhood · Greenwich
Westcombe Park & Maze Hill: house prices and how the area is changing
Official figures for the Westcombe Park & Maze Hill neighbourhood of Greenwich, England (ONS area Greenwich 016). Headline figures assembled 11 October 2026. Postcodes SE10, SE3. Figures that read a point use the neighbourhood's centre, near SE3 7LG.
An affluent neighbourhood, showing some signs of gentrification
Westcombe Park & Maze Hill is an affluent neighbourhood; it shows some signs of gentrification against Greenwich (4 of 22 signals rising, 2 falling). Houses here typically resell for £1,165,000 and flats for £450,000 (median resale prices, 2023-2025). Recorded crime is lower than across Greenwich (0.6 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Westcombe Park, is about a 7-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 11 October 2026; source dates are shown below.
Typical house price
£1,165,000
Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£450,000
Median resale price of flats in the neighbourhood, 2023-2025; +7% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Some signs
Weighted balance +0.13; 4 of 22 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 5 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 4 to 8.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£90,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.6 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Westcombe Park & Maze Hill sits in Greenwich
- Typical house price: the highest of the 31 neighbourhoods in Greenwich with enough house sales for one
- Typical flat price: joint 2nd highest of the 29 neighbourhoods in Greenwich with enough flat sales for one
- Average household income: 2nd highest of 35 neighbourhoods in Greenwich
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 11 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Westcombe Park & Maze Hill
Source: HM Land Registry Price Paid Data, held locally and checked 11 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
4 of 22 counted signals point towards rising affluence against Greenwich, 2 the other way and 16 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Recorded crime
- Income deprivation ranking
- Home improvement applications
- Borough against the region
Falling behind the borough
- Single-person households under 65
- Benefit claims (DWP)
Stations and schools nearby
Nearest stations
- Westcombe Park Railway station, about a 7-minute walk from the neighbourhood's centre (560 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Cannon Street (18 to 47 min); Thameslink to Rainham (Kent) (about 73 min).
- Cutty Sark (for Maritime Greenwich) DLR station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Invicta Primary School 460 m from the neighbourhood's centre. Ofsted: Good (Apr 2024).
- Nearest state secondary school The John Roan School 360 m from the neighbourhood's centre. Ofsted: Good (Oct 2023).
Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Westcombe Park & Maze Hill
What is the typical house price in Westcombe Park & Maze Hill?
£1,165,000. Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.
How does Westcombe Park & Maze Hill compare with the rest of Greenwich?
Typical house price: the highest of the 31 neighbourhoods in Greenwich with enough house sales for one. Typical flat price: joint 2nd highest of the 29 neighbourhoods in Greenwich with enough flat sales for one. Average household income: 2nd highest of 35 neighbourhoods in Greenwich.
Is Westcombe Park & Maze Hill an affluent area?
Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Westcombe Park & Maze Hill gentrifying?
Some signs. Weighted balance +0.13; 4 of 22 signals up, 2 down, against the borough.
What is the nearest station to Westcombe Park & Maze Hill?
Westcombe Park. Railway station, about a 7-minute walk from the neighbourhood's centre (560 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Cannon Street (18 to 47 min); Thameslink to Rainham (Kent) (about 73 min).
Which state schools are nearest to Westcombe Park & Maze Hill?
Nearest state primary school. Invicta Primary School. 460 m from the neighbourhood's centre. Ofsted: Good (Apr 2024). Nearest state secondary school. The John Roan School. 360 m from the neighbourhood's centre. Ofsted: Good (Oct 2023).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Westcombe Park & Maze Hill?
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Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.