Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.45284, 0.05645

SE9 1HD— Eltham Town & Avery Hill, Greenwich

Location and area intelligence for SE9 1HD, Eltham Town & Avery Hill, Greenwich

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 56/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
66
Safety
63
Schools
90
Transport
56
Environment
64
Investment
60

The bottom line

SE9 1HD offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

SE9 1HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+168.0% vs London avg

Deep-dive guides for SE9 1HD

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

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🚇 Hyper-Connected🎓 School Smart

“High-connectivity investment target”

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How SE9 1HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Eltham Church of England Primary School

Good · Inspected Nov 2022 · 2 min walk

KS2: 109.5

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 8 min walk

P8: +0.75A8: 62.7

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

174.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+125% vs borough

Crime by type

Other43%
Violence & sexual offences18%
Anti-social behaviour16%
Theft5%
Vehicle crime5%
Burglary5%
Drug offences4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Eltham Fire Station · 316m

Crime is +168% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

SE9 district median

£370,000

Based on 175 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,279/m²
Price per ft²£490/ft²
Avg floor area118.4 m²

EPC breakdown

D
6%
E
5%

Based on 11 properties · Confidence: medium

Street mix

Semi 76%Terraced 24%

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 yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£296,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.7%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.4%

per year

Acceleration

-15.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached75.9%
Terraced24.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£120k£153k+27.5%1.3
Post-dot-com plateau2001–2004£167k£246k+47.7%1.8
Pre-crash peak2005–2007£283k£325k+15%2.5
GFC & correction2008–2012£300k£320k+6.7%1
Help-to-Buy recovery2014–2016£403k£580k+43.9%1.3
Brexit uncertainty2018–2019£590k£548k-7.2%1
Pandemic surge2020–2020£628k£628k+0%2
Current market2025–2025£625k£625k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
8.7%
District
8.1%

CAGR over 5yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Eltham→ Victoria· 2 tph
34 min

Nearby stations

ElthamNational Rail
5 min walk
Woolwich Arsenal DLR StationDLR
53 min walk
Lewisham DLR StationDLR
62 min walk
Elverson Road DLR StationDLR
67 min walk
King George V DLR StationDLR
69 min walk
No bus stops within 400m

49

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★36 min
Victoria51 min ↑
Waterloo44 min ↑
Canary Wharf49 min ↑
City49 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

24

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)96
Nearest car park101m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
Orangery Lane Car Park96 spaces· yes
101m

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: 10.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 55%
Less green space than 83% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.7 km

Energy

Solar: 861 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

Landslide susceptibility: Medium

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 yield861.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ELTHAM PALACE SURGERY

ELTHAM PALACE SURGERY, 30 PASSEY PLACE, ELTHAM, SE9 5DQ

5 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

Nearest hospitalEltham Community Hospital · 443 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

34

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketThe Co-operative Food · 602 m
4 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

489m

Post office

Nearby shops

R S News270 m
Well Hall Wines302 m
Polski Sklep307 m
Anna310 m

Nearby cafes

Ziyafet267 m
Costa272 m
Café Dee285 m
The Fabulous Tea Room289 m

Nearby restaurants

Burger King236 m
Greggs243 m
PizzaExpress243 m
Nando's245 m

Nearby pubs

M'Arks Sky Bar245 m
Rising Sun255 m
Old Post Office329 m
The Park Tavern372 m

Nearby gyms

The Eltham Centre167 m
Eltham Centre189 m
Snap Fitness247 m
MMA Fitness Gym353 m

Nearby pharmacies

Well Pharmacy438 m
Dickinsons Chemist580 m

Nearby health

S3 Dental313 m
Eltham Community Hospital443 m
Court Yard Surgery548 m
Eltham Medical Centre650 m
Food hygiene (5-star)79% of 128

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

A

High street health

Registered businesses

QUBSTUDIO LTD
SMART DENTAL LTD

Investment

Investment grade, yield and market outlook

60

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

Rental market

High

Demand

Low

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

58.9

Price growth score

C
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,056m
Crossrail 2 route13,858m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,521 nationally

1,688

Est. population

6,265/km²

56%

Employed

44%

Degree educated

£42,000

Median income

3.6%

Claimant rate

Urban coreMedium densityEstablished mixed

50

Community stability

Age profile

20%
17%
21%
21%
21%
Under 1821%
18–3417%
35–4921%
50–6421%
65+21%

Tenure

30%
26%
17%
27%
Own outright30%
Own (mortgage)26%
Private rent17%
Social rent27%
Shared ownership1%
Rent free0%

Ethnicity

61%
17%
White British61%
White Other17%
Asian5%
Black8%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household41%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent27%
Private rent17%

vs. London

Income vs London0.0%

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)
17
Largest scheme
144 homes · Grove Market Place & 60, Grove Market Place & 60, Eltham High Street, Eltham, SE9
Pipeline pressure
NONE

Named schemes (500m)

1 Passey Place, SE9 5DA11 homes
completed
Former Eltham Fitness Centre, Former Eltham Fitness Centre, Messeter Place, Eltham, SE9 5DW10 homes
completed
142-144, 142-144, Eltham High Street, Eltham, SE9 1BJ7 homes
completed
108, 108, Eltham High Street, SE9 1BW4 homes
completed
9, 9, Pound Place, Eltham, SE9 5DN2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
12.5%
Ward turnout
50%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Charlie DavisConservative
Pat GreenwellConservative
Rob SayersConservative

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Key facts for SE9 1HD

Full postcodeSE9 1HD
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.452838
Longitude0.056449
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