Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.45050, 0.02625

SE12 8BJ— Middle Park & Horn Park, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 25/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
55
Safety
84
Schools
100
Transport
25
Environment
82
Investment
23

The bottom line

SE12 8BJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families 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 8BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for SE12 8BJ

🛡️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 8BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Horn Park Primary School

Not yet inspected · Inspected Jan 2025 · 8 min walk

KS2: 104.3

★★★

Secondary

Harris Academy Greenwich

Outstanding · Inspected Mar 2022 · 12 min walk

P8: +0.46A8: 50.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.7 incidents per 1,000 residents

Better than 69% of London
→ Stable

-46% vs borough

Crime by type

Violence & sexual offences32%
Other28%
Vehicle crime17%
Drug offences9%
Anti-social behaviour6%
Burglary6%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.2km

Crime is 36% below 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,349/m²
Price per ft²£776/ft²
Avg floor area108.7 m²

EPC breakdown

C
3%
D
11%
E
8%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 97%Detached 3%

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 yield857 kWh/kWp/yr
Rebuild cost estimate£271,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+8.2%

Total change

+880%

Market Activity

Price Velocity & Acceleration

Current Velocity

+62.5%

per year

Acceleration

+47.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 32 sales

Property Type Mix

Total: 32 sales

Detached3.1%
Semi-detached96.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£230k+147.7%1.8
Post-dot-com plateau2001–2004£80k£292k+264.7%1.7
Pre-crash peak2005–2007£308k£360k+17.1%1.5
GFC & correction2010–2012£325k£354k+8.9%1.5
Help-to-Buy recovery2013–2016£395k£590k+49.4%1.8
Brexit uncertainty2018–2019£515k£485k-5.8%1.5
Pandemic surge2020–2020£560k£560k+0%1
Current market2024–2024£910k£910k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.1%
District
7.1%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Kidbrooke→ Victoria· 2 tph
30 min

Nearby stations

KidbrookeNational Rail
16 min walk
Lewisham DLR StationDLR
39 min walk
Elverson Road DLR StationDLR
45 min walk
Greenwich DLR StationDLR
52 min walk
Deptford Bridge DLR StationDLR
54 min walk
No bus stops within 400m

27

Walkability score

183

Footpaths (500m)

0

Santander docks (800m)

3.5 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

35

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)46
Nearest car park218m
Santander docks (800m)0
Nearest cycle dock3.5 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: 9.1 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 3.9 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

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

26 min walk

82%

Recommend GP

82%

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 · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

308

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: The Crown (956 m)

Nearest supermarketTesco Express · 1.2 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)

1.2km

Post office

Nearby shops

YOHOME Oriental Supermarket1.2 km

Nearby cafes

Better Coffee Corner462 m

Nearby restaurants

The King Neptune365 m
McDonald's640 m

Nearby pubs

The Crown956 m

Nearby gyms

Sutcliffe Park Sports Centre466 m
Colfe's Leisure Centre484 m
Old Colfeians Sports Ground539 m
Blackheath Wanderers Sports Club759 m

Nearby pharmacies

Chemcare1.2 km
Food hygiene (5-star)82% of 11

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

23

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.1%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

25.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,042m
Crossrail 2 route12,767m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,893 nationally

1,559

Est. population

9,057/km²

55%

Employed

34%

Degree educated

£37,100

Median income

6.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

50

Community stability

Age profile

27%
18%
22%
19%
14%
Under 1827%
18–3418%
35–4922%
50–6419%
65+14%

Tenure

21%
28%
41%
Own outright21%
Own (mortgage)28%
Private rent9%
Social rent41%
Shared ownership1%
Rent free1%

Ethnicity

46%
22%
White British46%
White Other9%
Asian12%
Black22%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household27%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Social rent41%
Private rent9%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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)

167, 167, ELTHAM ROAD, SE912 homes
completed
27, 27, Sidcup Road, Eltham, SE12 8BL1 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 8BJ

Full postcodeSE12 8BJ
Postcode districtSE12
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.450505
Longitude0.026249
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