Charlton Hornfair · Greenwich · Eltham and Chislehurst constituency · 51.47683, 0.03695

SE7 7BS— Charlton Hornfair, Greenwich

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

The family fortress

 

Schools 100%Safety 81/100Transport 32/100Yield 5.91%

Best for: Families

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

Liveability
59
Safety
81
Schools
100
Transport
32
Environment
78
Investment
67

The bottom line

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

Less suited to Car-free commuters.

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Location

SE7 7BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.2% vs London avg
vs London crime-7.0% vs London avg

Deep-dive guides for SE7 7BS

🛡️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 SE7 7BS 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 · 1 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 · 15 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.5 incidents per 1,000 residents

Better than 54% of London
→ Stable

-22% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Anti-social behaviour18%
Vehicle crime12%
Burglary6%
Drug offences4%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 1.5km

Crime is 7% below London average

Property

Prices, sales volume and market trends

Avg floor area76.9 m²

EPC breakdown

C
10%
D
10%
E
3%

Based on 23 properties · Confidence: medium

Street mix

Semi 19%Terraced 81%

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£192,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 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

2000–2019 · CAGR

+5.6%

Total change

+182%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.9%

per year

Acceleration

-4.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached18.8%
Terraced81.3%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£124k£124k+0%1
Post-dot-com plateau2002–2004£145k£179k+23.3%1.5
Pre-crash peak2006–2006£190k£190k+0%1
GFC & correction2008–2012£240k£223k-7.3%1.2
Help-to-Buy recovery2014–2015£290k£340k+17.2%1.5
Brexit uncertainty2017–2019£395k£350k-11.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.8% alpha

Terraced-0.8% α
Local
10.5%
District
11.3%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Charlton

Nearby stations

CharltonNational Rail
15 min walk
Woolwich Arsenal DLR StationDLR
33 min walk
West Silvertown DLR StationDLR
38 min walk
London City Airport DLR StationDLR
38 min walk
King George V DLR StationDLR
42 min walk
No bus stops within 400m

50

Walkability score

235

Footpaths (500m)

0

Santander docks (800m)

3.2 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

16

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)107
Nearest car park192m
Santander docks (800m)0
Nearest cycle dock3.2 km

Nearby car parks

🅿️
Co-op12 spaces· no
765m

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: 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: 8.4 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 1.4 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): 1

Landslide susceptibility: Low

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

10 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 932 m
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

133

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

20

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Fox Under The Hill (383 m)

Nearest supermarketCo-op Food · 290 m
13 tennis courts5 swimming pools1 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)

309m

Post office

Nearby shops

Shooters Hill Food Centre304 m
Wildes News307 m
Village Greengrocers506 m
Shayona News554 m

Nearby cafes

The Big Plate Café320 m
Frilly's Tea Room429 m
Baguette Cafe510 m
Old Cottage Coffee Shop591 m

Nearby restaurants

Sunset Chicken287 m
Great Wall298 m
Seabream Fish Bar300 m
Zenith Fried Chicken502 m

Nearby pubs

Fox Under The Hill383 m
The Bugle Horn531 m
British Oak752 m

Nearby gyms

Charlton Lido and Lifestyle Club217 m
Blackheath Sports Club643 m

Nearby pharmacies

Masters Pharmacy312 m
Village Pharmacy557 m
Grove Pharmacy564 m

Nearby health

Dental Beauty281 m
Charlton Village Dental Practice559 m
Rose Valley Medical Centre731 m
Charlton Dental Clinic757 m
Food hygiene (5-star)83% of 47

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

BRIDGE INTERNATIONAL PATHWAYS LIMITED
C J T MASSAGE THERAPIST LIMITED
HAZELDEEN PROPERTIES LTD

Investment

Investment grade, yield and market outlook

67

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 score15/100
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

20.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,748m
Crossrail 2 route10,986m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,016 nationally

1,834

Est. population

13,131/km²

57%

Employed

36%

Degree educated

£42,500

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

28%
19%
23%
17%
Under 1828%
18–3419%
35–4923%
50–6417%
65+13%

Tenure

22%
27%
14%
37%
Own outright22%
Own (mortgage)27%
Private rent14%
Social rent37%
Shared ownership0%

Ethnicity

43%
20%
15%
White British43%
White Other9%
Asian20%
Black15%
Mixed5%
Other8%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household30%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent37%
Private rent14%

vs. London

Income vs London+1.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
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)
14
Largest scheme
72 homes · 6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP
Pipeline pressure
NONE

Named schemes (500m)

182A, 182A, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
184, 184, Shooters Hill Road, Blackheath, SE3 8RP2 homes
completed
Land to the rear of, 270-272, Land to the rear of, 270-272, Shooters Hill Road, SE181 homes
completed
Land forming part of 2, Land forming part of 2, Hornfair Road, SE71 homes
completed
2 CHARLTON PARK LANE, CHARLTON, LONDON, SE7 8QU1 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.6%
Ward turnout
45%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Jessica HollandGreen
Bren AlbistonLabour

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Key facts for SE7 7BS

Full postcodeSE7 7BS
Postcode districtSE7
BoroughLondon Borough of Greenwich
WardCharlton Hornfair
Latitude51.476830
Longitude0.036949
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