Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.45210, 0.02690

SE12 8BS— Middle Park & Horn Park, Greenwich

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

The family fortress

 

Schools 100%Safety 76/100Transport 28/100

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
76
Schools
100
Transport
28
Environment
81
Investment
46

The bottom line

SE12 8BS 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 8BS

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 8BS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How SE12 8BS 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 · 11 min walk

KS2: 104.3

★★★

Secondary

Harris Academy Greenwich

Outstanding · Inspected Mar 2022 · 11 min walk

P8: +0.46A8: 50.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 50 min walk

2 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.1km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area116.3 m²

EPC breakdown

D
9%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 34%Terraced 59%Detached 6%

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£290,750
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, 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

1996–2022 · CAGR

+8.1%

Total change

+664%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.2%

per year

Acceleration

-34.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 32 sales

Property Type Mix

Total: 32 sales

Detached6.3%
Semi-detached34.4%
Terraced59.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£99k£144k+45.7%2
Post-dot-com plateau2001–2004£184k£250k+36.2%1.2
Pre-crash peak2005–2007£272k£375k+37.9%1.7
GFC & correction2008–2012£350k£325k-7.1%1.7
Help-to-Buy recovery2013–2014£375k£445k+18.7%1
Brexit uncertainty2017–2018£540k£543k+0.6%1
Pandemic surge2020–2021£450k£665k+47.8%1.5
Rate-rise correction2022–2022£753k£753k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
14 min walk
Lewisham DLR StationDLR
39 min walk
Elverson Road DLR StationDLR
45 min walk
Greenwich DLR StationDLR
50 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
53 min walk
No bus stops within 400m

24

Walkability score

153

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

28

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)46
Nearest car park185m
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: 9.0 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 64%
More green space than 98% of London

Nearest SSSI: Elmstead Pit SSSI — 4.1 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

24 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBlackheath Hospital · 1.9 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

307

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

20

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Depot (1.1 km)

Nearest supermarketTesco Express · 1.0 km
6 tennis courts1 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)

1.7km

Post office

Nearby shops

YOHOME Oriental Supermarket1.0 km
Sainsbury's Local1.1 km

Nearby cafes

Better Coffee Corner282 m
Starbucks1.1 km
Goat Coffee1.1 km
ArtFix1.1 km

Nearby restaurants

The King Neptune541 m
McDonald's553 m

Nearby pubs

The Depot1.1 km

Nearby gyms

Sutcliffe Park Sports Centre283 m
Old Colfeians Sports Ground521 m
Colfe's Leisure Centre594 m
Blackheath Wanderers Sports Club651 m

Nearby pharmacies

Chemcare1.0 km
Food hygiene (5-star)75% of 8

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

26.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,053m
Crossrail 2 route12,651m

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
1260 homes · Kidbrooke Village, Phase 4, Kidbrooke Village, Phase 4, Kidbrooke Park Road, SE3
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 8BS

Full postcodeSE12 8BS
Postcode districtSE12
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.452103
Longitude0.026895
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