Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.44761, 0.02549

SE12 9DN— Middle Park & Horn Park, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 32/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
46
Safety
84
Schools
100
Transport
32
Environment
85
Investment
40

The bottom line

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

Less suited to Car-free commuters.

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Location

SE12 9DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE12 9DN

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE12 9DN 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 · 4 min walk

KS2: 104.3

★★★

Secondary

Harris Academy Greenwich

Outstanding · Inspected Mar 2022 · 13 min walk

P8: +0.46A8: 50.9

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 57 min walk

3 primaries · 0 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.3km

Crime is 36% below 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£5,535/m²
Price per ft²£514/ft²
Avg floor area85 m²

EPC breakdown

C
11%
D
16%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 44%Terraced 50%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£212,500
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

1997–2026 · CAGR

+7%

Total change

+602%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

-1.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 33 sales

Property Type Mix

Total: 33 sales

Detached6.1%
Semi-detached45.5%
Terraced48.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£67k£110k+65.4%1.3
Post-dot-com plateau2002–2004£130k£180k+38.4%3.7
Pre-crash peak2005–2006£188k£191k+1.6%1.5
GFC & correction2009–2011£195k£230k+17.9%1
Help-to-Buy recovery2014–2014£286k£286k+0%1
Brexit uncertainty2018–2019£244k£378k+55%1.5
Pandemic surge2020–2021£470k£408k-13.2%1.5
Rate-rise correction2023–2023£461k£461k+0%1
Current market2024–2026£474k£467k-1.5%1.3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
12.2%
District
12.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
11 min walk
Lewisham DLR StationDLR
41 min walk
Elverson Road DLR StationDLR
47 min walk
Greenwich DLR StationDLR
54 min walk
Deptford Bridge DLR StationDLR
56 min walk
No bus stops within 400m

26

Walkability score

235

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

44

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)46
Nearest car park17m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.2 km away✗ Not Green Belt✗ Not AONB72% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 3.7 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

MANOR BROOK PMS

117 BROOK LANE, BLACKHEATH, SE3 0EN

30 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 1.4 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

438

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (686 m)

Nearest supermarketTesco Express · 1.5 km
3 tennis courts2 swimming pools3 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

Better Coffee Corner788 m

Nearby restaurants

The King Neptune97 m
McDonald's855 m
Brother Garden909 m

Nearby pubs

The Crown686 m

Nearby gyms

Colfe's Leisure Centre464 m
Old Colfeians Sports Ground720 m
Sutcliffe Park Sports Centre792 m
Blackheath Wanderers Sports Club1.0 km
Food hygiene (5-star)77% of 13

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

40

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

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

17/100

Velocity score

Future outlook

23.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,049m
Crossrail 2 route12,916m

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)

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 9DN

Full postcodeSE12 9DN
Postcode districtSE12
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.447613
Longitude0.025488
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