Charlton Hornfair · Greenwich · Greenwich and Woolwich constituency · 51.47988, 0.03576

SE7 7BB— Charlton Hornfair, Greenwich

Location and area intelligence for SE7 7BB, Charlton Hornfair, Greenwich

The family fortress

 

Schools 100%Safety 86/100Transport 37/100Yield 5.91%

Best for: Families

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

Liveability
64
Safety
86
Schools
100
Transport
37
Environment
67
Investment
66

The bottom line

SE7 7BB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE7 7BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for SE7 7BB

🛡️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 SE7 7BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Charlton Manor Primary School

Not yet inspected · 4 min walk

KS2: 106.3

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 8 min walk

P8: +0.26A8: 55.7

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

33.3 incidents per 1,000 residents

Better than 76% of London
→ Stable

-57% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour23%
Other22%
Vehicle crime8%
Burglary7%
Drug offences5%
Robbery3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.2km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area101.6 m²

EPC breakdown

C
4%
D
1%
E
3%

Based on 8 properties · Confidence: low

Street mix

Semi 18%Terraced 55%Detached 18%Other 9%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£254,000
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 AAnnual charge £1,273
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+7%

Total change

+403%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

+48.14

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 9 sales

Property Type Mix

Total: 9 sales

Detached22.2%
Semi-detached22.2%
Terraced55.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£87k£87k+0%1
Post-dot-com plateau2003–2003£154k£154k+0%1
GFC & correction2008–2008£320k£320k+0%1
Help-to-Buy recovery2016–2016£375k£375k+0%1
Brexit uncertainty2017–2019£533k£700k+31.5%1.5
Pandemic surge2020–2020£410k£410k+0%1
Rate-rise correction2022–2022£438k£438k+0%1

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 Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Charlton

Nearby stations

CharltonNational Rail
10 min walk
Woolwich Arsenal DLR StationDLR
32 min walk
West Silvertown DLR StationDLR
34 min walk
London City Airport DLR StationDLR
35 min walk
King George V DLR StationDLR
39 min walk
No bus stops within 400m

54

Walkability score

224

Footpaths (500m)

0

Santander docks (800m)

3.0 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria65 min ↑
Waterloo59 min ↑
Canary Wharf ★36 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

15

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)103
Nearest car park85m
Santander docks (800m)0
Nearest cycle dock3.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.2 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.1 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FAIRFIELD PMS

THE FAIRFIELD CENTRE, 41- 43 FAIRFIELD GROVE, CHARLTON, SE7 8TX

6 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.0 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

27

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 252 m
19 tennis courts5 swimming pools2 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)

595m

Post office

Nearby shops

Village Greengrocers168 m
Shayona News217 m
The Village262 m
Wildes News595 m

Nearby cafes

Frilly's Tea Room129 m
Baguette Cafe173 m
Old Cottage Coffee Shop382 m
The Big Plate Café593 m

Nearby restaurants

Inihaw214 m
New Viceroy220 m
The Village Tandoori238 m
Meat Revolution271 m

Nearby pubs

The Bugle Horn199 m
Fox Under The Hill725 m
British Oak783 m
Royal Oak970 m

Nearby gyms

Charlton Lido and Lifestyle Club555 m
Blackheath Sports Club566 m

Nearby pharmacies

Village Pharmacy222 m
Grove Pharmacy237 m
Masters Pharmacy594 m

Nearby health

Charlton Village Dental Practice244 m
Dental Beauty556 m
Charlton Dental Clinic626 m
SmileSpark996 m
Food hygiene (5-star)70% of 59

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

ALIWAY MED LIMITED
HOLIDAR LTD

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score17/100
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

29.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,801m
Crossrail 2 route10,690m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,529 nationally

2,222

Est. population

7,517/km²

59%

Employed

44%

Degree educated

£37,600

Median income

5.0%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

32%
20%
23%
17%
Under 1832%
18–3420%
35–4923%
50–6417%
65+9%

Tenure

14%
17%
55%
Own outright14%
Own (mortgage)17%
Private rent12%
Social rent55%
Shared ownership3%
Rent free0%

Ethnicity

33%
16%
30%
White British33%
White Other10%
Asian16%
Black30%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine25%
No car household38%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent55%
Private rent12%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Borough approval rate
64%
Historic landfill (400m)
1
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)
19
Largest scheme
72 homes · 6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP
Pipeline pressure
NONE

Named schemes (500m)

COUTTS HOUSE, 80-90, COUTTS HOUSE, 80-90, CHARLTON CHURCH LANE, SE7 7AA36 homes
completed
Ex Charlton Delivery Office, 17-23, Ex Charlton Delivery Office, 17-23, Lansdowne Lane, Charlton, SE724 homes
completed
211-229, 211-229, CHARLTON ROAD, SE721 homes
completed
Formerly The Valley Public House, 109, Formerly The Valley Public House, 109, Elliscombe Road, Charlton, SE7 7PD9 homes
completed
25-31, 25-31, The Village, Charlton, SE7 8UG8 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.6%
Ward turnout
45%
Election year
2026
MP
Matthew Pennycook (Labour)
MP majority
18,366
Constituency
Greenwich and Woolwich

Councillors

Jessica HollandGreen
Bren AlbistonLabour

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Key facts for SE7 7BB

Full postcodeSE7 7BB
Postcode districtSE7
BoroughLondon Borough of Greenwich
WardCharlton Hornfair
Latitude51.479881
Longitude0.035760
Parliamentary constituencyGreenwich and Woolwich
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