Charlton Hornfair · Greenwich · Greenwich and Woolwich constituency · 51.47982, 0.02897

SE7 7HP— Charlton Hornfair, Greenwich

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

The practical family move

 

Schools 100%Safety 83/100Transport 47/100~6% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
60
Safety
83
Schools
100
Transport
47
Environment
56
Investment
58

The bottom line

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

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Location

SE7 7HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for SE7 7HP

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

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“The practical family move”

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How SE7 7HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Our Lady of Grace Catholic Primary School

Not yet inspected · 2 min walk

KS2: 110.2

★★★

Secondary

Leigh Academy Blackheath

Outstanding · Inspected Dec 2022 · 4 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.9 incidents per 1,000 residents

Better than 61% of London
→ Stable

-33% vs borough

Crime by type

Other31%
Violence & sexual offences31%
Anti-social behaviour20%
Vehicle crime9%
Drug offences5%
Burglary3%
Robbery1%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: East Greenwich Fire Station · 921m

Crime is 20% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE7 district median

£325,000

Based on 33 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£3,111/m²
Price per ft²£289/ft²
Avg floor area45.1 m²

EPC breakdown

B
9%
C
20%
D
25%

Based on 54 properties · Confidence: high

Street mix

Flat 100%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£112,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+3.6%

Total change

+157%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

+21.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 83 sales

Property Type Mix

Total: 83 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£54k£63k+14.7%1.5
Post-dot-com plateau2001–2004£59k£86k+44.5%3.5
Pre-crash peak2005–2007£84k£84k+0%3.3
GFC & correction2008–2012£86k£65k-24.6%2.2
Help-to-Buy recovery2013–2016£85k£115k+35.3%4.2
Brexit uncertainty2017–2019£135k£152k+12.6%4.3
Pandemic surge2020–2021£145k£178k+22.4%3
Rate-rise correction2022–2023£135k£126k-6.5%3
Current market2024–2025£120k£140k+16.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.2% alpha

Flat/maisonette-3.2% α
Local
3.6%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

CharltonNational Rail
10 min walk
West Silvertown DLR StationDLR
33 min walk
Cutty Sark (for Maritime Greenwich) DLR StationDLR
35 min walk
Island Gardens DLR StationDLR
36 min walk
North Greenwich Underground StationJubilee
36 min walk
No bus stops within 400m

35

Walkability score

235

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria58 min ↑
Waterloo54 min ↑
Canary Wharf ★27 min
City46 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

9

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)61
Nearest car park76m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Old Dover Road Car Park· yes
597m

Connectivity

Broadband and mobile coverage

100%

Full fibre

2%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed110 Mbps
Median download168 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: 7.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 25%
Above average green space

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): 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

BLACKHEATH STANDARD PMS

BLACKHEATH SURGERY, 11-13 CHARLTON ROAD, BLACKHEATH, SE3 7HB

8 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 1.5 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

787

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

0

Convenience

No pubs within 400m — nearest: British Oak (449 m)

Nearest supermarketCo-op Food · 733 m
11 tennis courts3 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)

685m

Post office

Nearby shops

Victoria Food Store488 m
The Toy Box Newsagent496 m
Diggens & Martin505 m
Village Greengrocers536 m

Nearby cafes

Baguette Cafe537 m
Frilly's Tea Room573 m
Royal Grill Cafe642 m
Moca652 m

Nearby restaurants

Mr Chippy167 m
Zenith Fried Chicken180 m
Family Fish & Chips504 m
Real Caribbean Take Away523 m

Nearby pubs

British Oak449 m
The Bugle Horn564 m
The Green Goddess764 m
The Royal Standard790 m

Nearby gyms

Blackheath Sports Club180 m
Core Studio520 m
The Pilates House717 m
Burn It Fitness740 m

Nearby pharmacies

Village Pharmacy567 m
Grove Pharmacy593 m
Pyramid Pharmacy629 m
Masters Pharmacy680 m

Nearby health

Charlton Dental Clinic162 m
Borough Crown & Bridge Ltd491 m
Charlton Village Dental Practice620 m
Dental Beauty649 m
Food hygiene (5-star)81% of 41

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

A

High street health

Investment

Investment grade, yield and market outlook

58

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 score13/100
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

12/100

Velocity score

Future outlook

40

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,377m
Crossrail 2 route10,359m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,345 nationally

2,368

Est. population

18,968/km²

66%

Employed

43%

Degree educated

£46,700

Median income

6.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

25%
25%
24%
17%
Under 1825%
18–3425%
35–4924%
50–6417%
65+8%

Tenure

14%
20%
57%
Own outright6%
Own (mortgage)14%
Private rent20%
Social rent57%
Shared ownership3%

Ethnicity

35%
14%
29%
White British35%
White Other13%
Asian14%
Black29%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine21%
No car household45%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent57%
Private rent20%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
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)
20
Largest scheme
158 homes · DELTA CABLES SITE, DELTA CABLES SITE, VICTORIA WAY, SE7
Pipeline pressure
NONE

Named schemes (500m)

6-96, 6-96, Rectory Field Crescent, Charlton, SE7 7EP72 homes
completed
1-6, Jackson, Turner,Matthews,Norris,Kelly,Bramhope Houses, 1-6, Jackson, Turner,Matthews,Norris,Kelly,Bramhope Houses, Bramhope Lane, Charlton, SE760 homes
completed
Former Felma, Laurel,Cullington,Duncan & Capella Houses, Former Felma, Laurel,Cullington,Duncan & Capella Houses, Victoria Way, Charlton, SE7 7NE55 homes
completed
FORMER HIGHCOMBE SCHOOL, FORMER HIGHCOMBE SCHOOL, HIGHCOMBE, SE743 homes
completed
East Mascalls, 1 - 50, East Mascalls, 1 - 50, Charlton Road, Charlton, SE7 7EB38 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 7HP

Full postcodeSE7 7HP
Postcode districtSE7
BoroughLondon Borough of Greenwich
WardCharlton Hornfair
Latitude51.479819
Longitude0.028974
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