Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.44584, 0.02337

SE12 9BH— Middle Park & Horn Park, Greenwich

Location and area intelligence for SE12 9BH, Middle Park & Horn Park, Greenwich

The family fortress

 

Schools 100%Safety 80/100Transport 32/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

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

Liveability
40
Safety
80
Schools
100
Transport
32
Environment
70
Investment
46

The bottom line

SE12 9BH offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE12 9BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for SE12 9BH

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE12 9BH 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 · 2 min walk

KS2: 104.3

★★★

Secondary

Harris Academy Greenwich

Outstanding · Inspected Mar 2022 · 16 min walk

P8: +0.46A8: 50.9

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 59 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.3 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences38%
Other23%
Anti-social behaviour14%
Drug offences11%
Vehicle crime6%
Burglary5%
Theft2%
Robbery2%

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 · 1.4km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,047/m²
Price per ft²£469/ft²
Avg floor area79.5 m²

EPC breakdown

C
8%
D
9%

Based on 17 properties · Confidence: medium

Street mix

Terraced 63%Flat 38%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£198,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 400+ 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

1996–2026 · CAGR

+7.2%

Total change

+698%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.7%

per year

Acceleration

+66.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£54k£100k+85.2%1
Post-dot-com plateau2002–2002£117k£117k+0%4
GFC & correction2008–2012£222k£150k-32.4%1
Help-to-Buy recovery2013–2015£240k£277k+15.2%1.5
Brexit uncertainty2017–2017£270k£270k+0%1
Rate-rise correction2023–2023£470k£470k+0%1
Current market2025–2026£320k£431k+34.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.1%
District
6.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

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
10 min walk
Lewisham DLR StationDLR
41 min walk
Elverson Road DLR StationDLR
48 min walk
Greenwich DLR StationDLR
55 min walk
Deptford Bridge DLR StationDLR
56 min walk
No bus stops within 400m

19

Walkability score

269

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge ★45 min
Victoria68 min ↑
Waterloo51 min ↑
Canary Wharf60 min ↑
City55 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)9
Nearest car park34m
Santander docks (800m)0
Nearest cycle dock3.6 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: 9.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 31%
More green space than 78% of London

Nearest SSSI: Elmstead Pit SSSI — 3.5 km

Energy

Solar: 858 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 yield858.2 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

26 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

491

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (450 m)

Nearest supermarketTesco Express · 1.7 km
3 tennis courts2 swimming pools2 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)

1.4km

Post office

Nearby cafes

Café Lokum645 m
The Kitchen786 m
Better Coffee Corner1.0 km

Nearby restaurants

The King Neptune282 m
Golden Chicken648 m
Kashi Indian Dining and Bar664 m
MRC Caribbean & European Cuisine & Jerk Centre674 m

Nearby pubs

The Crown450 m
The Summerfield657 m

Nearby gyms

Colfe's Leisure Centre483 m
Lite Up812 m
Old Colfeians Sports Ground829 m
Bannatyne's Health Club996 m

Nearby pharmacies

Gokul Chemist627 m
Food hygiene (5-star)69% of 16

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
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

8/100

Velocity score

Future outlook

28

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,941m
Crossrail 2 route12,865m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,837 nationally

1,606

Est. population

6,800/km²

55%

Employed

32%

Degree educated

£37,100

Median income

7.4%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

48

Community stability

Age profile

29%
20%
21%
20%
Under 1829%
18–3420%
35–4921%
50–6420%
65+11%

Tenure

17%
25%
45%
Own outright17%
Own (mortgage)25%
Private rent12%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

52%
20%
White British52%
White Other10%
Asian8%
Black20%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household31%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent45%
Private rent12%

vs. London

Income vs London-11.7%

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)
1
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
Former 'Tegal Elderley Peoples' Home, 11, Former 'Tegal Elderley Peoples' Home, 11, Simnel Road, Lee, SE12 9BE21 homes
completed
3-10, 3-10, SIMNEL ROAD, SE1212 homes
completed
Land adjoining Horn Park Primary School, Land adjoining Horn Park Primary School, Alnwick Road, SE126 homes
completed
Garages site at, 7-10, Garages site at, 7-10, Gavestone Road, SE126 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 9BH

Full postcodeSE12 9BH
Postcode districtSE12
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.445842
Longitude0.023366
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