Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.45020, 0.02268

SE12 8AR— Middle Park & Horn Park, Greenwich

Location and area intelligence for SE12 8AR, Middle Park & Horn Park, Greenwich

The family fortress

 

Schools 100%Safety 76/100Transport 34/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
59
Safety
76
Schools
60
Transport
34
Environment
79
Investment
46

The bottom line

SE12 8AR offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SE12 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for SE12 8AR

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE12 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Horn Park Primary School

Not yet inspected · Inspected Jan 2025 · 8 min walk

KS2: 104.3

—

Secondary

Thomas Tallis School

Not yet inspected · 20 min walk

P8: -0.09A8: 46.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Robert Owen Nursery School

Not inspected · 54 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.2 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+23% vs borough

Crime by type

Other35%
Anti-social behaviour21%
Vehicle crime13%
Violence & sexual offences13%
Burglary8%
Drug offences5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.0km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area116 m²

EPC breakdown

D
2%
E
4%

Based on 6 properties · Confidence: low

Street mix

Semi 21%Detached 79%

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 yield857 kWh/kWp/yr
Rebuild cost estimate£290,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+7.6%

Total change

+614%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.5%

per year

Acceleration

-86.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 14 sales

Property Type Mix

Total: 14 sales

Detached78.6%
Semi-detached21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£120k£178k+49%1.5
Post-dot-com plateau2001–2001£250k£250k+0%1
Pre-crash peak2005–2007£305k£351k+14.9%1.5
GFC & correction2008–2012£479k£590k+23.3%1.2
Rate-rise correction2022–2023£1.01m£853k-15.5%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0% alpha

Detached+0% α
Local
7.8%
District
7.8%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Lee

Nearby stations

LeeNational Rail
8 min walk
Lewisham DLR StationDLR
37 min walk
Elverson Road DLR StationDLR
43 min walk
Greenwich DLR StationDLR
50 min walk
Deptford Bridge DLR StationDLR
52 min walk
No bus stops within 400m

20

Walkability score

112

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge ★46 min
Victoria62 min ↑
Waterloo52 min ↑
Canary Wharf50 min ↑
City56 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

31

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)46
Nearest car park319m
Santander docks (800m)0
Nearest cycle dock3.4 km

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: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.9 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Elmstead Pit SSSI — 4.0 km

Energy

Solar: 857 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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 yield857.2 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

LEE ROAD SURGERY

DOCTORS SURGERY, 20 LEE ROAD, SE3 9RT

21 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

338

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Bar Lucianos (697 m)

Nearest supermarketTesco Express · 1.3 km
6 tennis courts2 swimming pools6 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Lee Off License699 m
Londis721 m

Nearby cafes

Better Coffee Corner575 m
The Kitchen674 m
Lee Cafe701 m
Café Lokum911 m

Nearby restaurants

The King Neptune434 m
Morley's674 m
Favourable675 m
Anyi676 m

Nearby pubs

Bar Lucianos697 m
The Lord Northbrook731 m
The Crown798 m
The Summerfield933 m

Nearby gyms

Colfe's Leisure Centre237 m
Old Colfeians Sports Ground373 m
Sutcliffe Park Sports Centre610 m
Lite Up674 m

Nearby pharmacies

Gokul Chemist925 m
Food hygiene (5-star)80% of 10

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

46

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
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

28.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,804m
Crossrail 2 route12,622m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,984 nationally

1,618

Est. population

5,219/km²

58%

Employed

47%

Degree educated

£40,800

Median income

4.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

25%
18%
19%
19%
19%
Under 1825%
18–3418%
35–4919%
50–6419%
65+19%

Tenure

39%
33%
16%
Own outright39%
Own (mortgage)33%
Private rent12%
Social rent16%
Shared ownership0%

Ethnicity

38%
15%
26%
White British38%
White Other11%
Asian15%
Black26%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household19%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent16%
Private rent12%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Borough approval rate
64%
Opportunity area
No
CIL rate (residential)
£180/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
40 homes · LAND AT, 1-2 & 38-47A, LAND AT, 1-2 & 38-47A, SIMNEL ROAD, SE12
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 1-2 & 38-47A, LAND AT, 1-2 & 38-47A, SIMNEL ROAD, SE1240 homes
completed
SITE 'A', 90-92, SITE 'A', 90-92, ELTHAM ROAD, SE1223 homes
completed
Former 'Tegal Elderley Peoples' Home, 11, Former 'Tegal Elderley Peoples' Home, 11, Simnel Road, Lee, SE12 9BE21 homes
completed
102-104, 102-104, ELTHAM ROAD, SE912 homes
completed
3-10, 3-10, SIMNEL ROAD, SE1212 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
18.3%
Ward turnout
41%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Olu BabatolaLabour and Co-operative Party
Rachel Taggart-RyanLabour and Co-operative Party

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Key facts for SE12 8AR

Full postcodeSE12 8AR
Postcode districtSE12
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.450197
Longitude0.022680
Parliamentary constituencyEltham and Chislehurst
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