Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.44357, 0.02131

SE12 9LY— Middle Park & Horn Park, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100~2% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
60
Transport
31
Environment
70
Investment
23

The bottom line

SE12 9LY 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 9LY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE12 9LY

🛡️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 9LY 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 · 3 min walk

KS2: 104.3

—

Secondary

Haberdashers' Knights Academy

Not yet inspected · 22 min walk

P8: +0.20A8: 47.1

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 · 63 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Lee Green Fire Station · 1.6km

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£5,293/m²
Price per ft²£492/ft²
Avg floor area191.3 m²

EPC breakdown

D
6%
E
4%

Based on 10 properties · Confidence: medium

Street mix

Semi 31%Detached 69%

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£478,250
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
WallsCavity wall, 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

1997–2024 · CAGR

+5.8%

Total change

+360%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.4%

per year

Acceleration

-17.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 13 sales

Property Type Mix

Total: 13 sales

Detached69.2%
Semi-detached30.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£220k£220k+0%1
Post-dot-com plateau2003–2004£460k£420k-8.7%1
Pre-crash peak2006–2006£473k£473k+0%2
GFC & correction2008–2008£640k£640k+0%1
Help-to-Buy recovery2013–2014£314k£507k+61.3%1.5
Brexit uncertainty2019–2019£1.25m£1.25m+0%1
Rate-rise correction2022–2022£1.24m£1.24m+0%1
Current market2024–2024£1.01m£1.01m+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
42 min walk
Elverson Road DLR StationDLR
48 min walk
Greenwich DLR StationDLR
57 min walk
Deptford Bridge DLR StationDLR
57 min walk
No bus stops within 400m

24

Walkability score

309

Footpaths (500m)

0

Santander docks (800m)

3.7 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)

Nearest car park177m
Santander docks (800m)0
Nearest cycle dock3.7 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: 9.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 22%
More green space than 79% of London

Nearest SSSI: Elmstead Pit SSSI — 3.4 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

OAKVIEW FAMILY PRACTICE

190 SHROFFOLD ROAD, BR1 5NJ

23 min walk

0

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalBaring Road Medical Centre · 915 m
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

747

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 1.5 km
6 tennis courts2 swimming pools5 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.6km

Post office

Nearby shops

Tesco Express1.2 km

Nearby cafes

Café Lokum456 m
The Kitchen821 m

Nearby restaurants

Golden Chicken451 m
Kashi Indian Dining and Bar454 m
MRC Caribbean & European Cuisine & Jerk Centre457 m
The King Neptune557 m

Nearby pubs

The Crown238 m
The Summerfield457 m

Nearby gyms

Colfe's Leisure Centre666 m
Bannatyne's Health Club791 m
Lite Up857 m
Old Colfeians Sports Ground1.0 km

Nearby pharmacies

Gokul Chemist415 m

Nearby health

Baring Road Medical Centre915 m
Food hygiene (5-star)60% of 30

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 (1.9%) 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
1.9% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score12/100
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

8/100

Velocity score

Future outlook

23.9

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route2,847m
Crossrail 2 route12,847m

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)
2
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)
3
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
LAND BOUNDED BY, 58-70, LAND BOUNDED BY, 58-70, WINN ROAD, EXFORD ROAD (43-61) GUIBAL ROAD (83-109), SE1213 homes
completed
SITE OF FORMER PETROL STATION, 155, SITE OF FORMER PETROL STATION, 155, BURNT ASH HILL, SE1212 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 9LY

Full postcodeSE12 9LY
Postcode districtSE12
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.443567
Longitude0.021308
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