Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.45452, 0.06044

SE9 1JF— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 36/100~5% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
69
Safety
86
Schools
95
Transport
36
Environment
77
Investment
47

The bottom line

SE9 1JF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE9 1JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-53.0% vs London avg

Deep-dive guides for SE9 1JF

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

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“The family fortress”

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How SE9 1JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Mary's Catholic Primary School

Outstanding · Inspected Nov 2022 · 3 min walk

KS2: 109.2

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 9 min walk

P8: +0.75A8: 62.7

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 48 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.5 incidents per 1,000 residents

Better than 78% of London
→ Stable

-61% vs borough

Crime by type

Other30%
Vehicle crime18%
Violence & sexual offences18%
Burglary14%
Anti-social behaviour9%
Drug offences7%
Robbery5%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Eltham Fire Station · 434m

Crime is 53% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£8,459/m²
Price per ft²£786/ft²
Avg floor area158.9 m²

EPC breakdown

D
5%
E
6%
F
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 10%Terraced 10%Detached 80%

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£397,250
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 EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.6%

Total change

+915%

Market Activity

Price Velocity & Acceleration

Current Velocity

+73.7%

per year

Acceleration

+58.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 20 sales

Property Type Mix

Total: 20 sales

Detached80%
Semi-detached10%
Terraced10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£163k£163k+0%3
Post-dot-com plateau2003–2004£432k£475k+9.8%1.5
GFC & correction2010–2012£364k£630k+73.3%2
Help-to-Buy recovery2013–2015£500k£401k-19.8%1.5
Brexit uncertainty2018–2018£750k£750k+0%1
Pandemic surge2020–2020£823k£823k+0%2
Current market2024–2025£950k£1.65m+73.7%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+2.4% alpha

Detached+2.4% α
Local
8.3%
District
5.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

ElthamNational Rail
7 min walk
Woolwich Arsenal DLR StationDLR
50 min walk
Lewisham DLR StationDLR
65 min walk
King George V DLR StationDLR
66 min walk
London City Airport DLR StationDLR
69 min walk
No bus stops within 400m

34

Walkability score

65

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria61 min ↑
Waterloo54 min ↑
Canary Wharf59 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

19

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)96
Nearest car park297m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Orangery Lane Car Park96 spaces· yes
435m

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: 10.9 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 43%
More green space than 94% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.4 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

9 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

Nearest hospitalEltham Community Hospital · 751 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketThe Co-operative Food · 730 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

253m

Post office

Nearby shops

Chez Maitre215 m
Fletchers Newsagent260 m
Westmount Corner282 m
J. Ayre303 m

Nearby cafes

Mega Bite Cafe253 m
Westmount Cafe433 m
Ziyafet469 m
Café Dee475 m

Nearby restaurants

Yak and Yeti248 m
Westmount Kebab267 m
Pizza Napoli333 m
Prezzo429 m

Nearby pubs

The Long Pond275 m
Rising Sun419 m
The Last Drop Inn462 m
M'Arks Sky Bar514 m

Nearby gyms

The Eltham Centre384 m
Eltham Centre418 m
Snap Fitness524 m
MMA Fitness Gym676 m

Nearby pharmacies

Dickinsons Chemist363 m
Well Pharmacy770 m

Nearby health

S3 Dental609 m
Eltham Community Hospital751 m
Eltham Medical Centre757 m
Court Yard Surgery879 m
Food hygiene (5-star)83% of 72

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

TLC ACQUISITIONS & ASSET MANAGEMENT LIMITED

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

56.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,294m
Crossrail 2 route13,905m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,613 nationally

1,444

Est. population

6,847/km²

58%

Employed

50%

Degree educated

£42,000

Median income

3.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
13%
20%
20%
23%
Under 1824%
18–3413%
35–4920%
50–6420%
65+23%

Tenure

38%
36%
15%
Own outright38%
Own (mortgage)36%
Private rent10%
Social rent15%
Shared ownership0%

Ethnicity

79%
White British79%
White Other10%
Asian5%
Black2%
Mixed3%
Other1%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household25%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Social rent15%
Private rent10%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
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)
5
Largest scheme
38 homes · 48-60, 48-60, Footscray Road, Eltham, SE9 2SU
Pipeline pressure
NONE

Named schemes (500m)

243-247, 243-247, ELTHAM HIGH STREET, SE917 homes
completed
Former Eltham Fitness Centre, Former Eltham Fitness Centre, Messeter Place, Eltham, SE9 5DW10 homes
completed
145, 145, Westmount Road, Eltham, SE9 1XX6 homes
completed
145, 145, Westmount Road, Eltham, SE9 1XX4 homes
completed
251, 251, Eltham High Street, Westmound Road, Eltham, SE9 1TY3 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 1JF

Full postcodeSE9 1JF
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.454522
Longitude0.060440
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