Eltham Park & Progress · Greenwich · Eltham and Chislehurst constituency · 51.46152, 0.06263

SE9 1RD— Eltham Park & Progress, Greenwich

Location and area intelligence for SE9 1RD, Eltham Park & Progress, Greenwich

The family fortress

 

Schools 100%Safety 82/100Transport 30/100Low yield 3.39%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
82
Schools
90
Transport
30
Environment
70
Investment
35

The bottom line

SE9 1RD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £566,500 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SE9 1RD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+8.9% vs London avg
vs London income+1.2% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for SE9 1RD

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE9 1RD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Deansfield Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 105.4

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 18 min walk

P8: +0.75A8: 62.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.2 incidents per 1,000 residents

Better than 56% of London
→ Stable

-26% vs borough

Crime by type

Other26%
Vehicle crime25%
Anti-social behaviour22%
Violence & sexual offences20%
Burglary5%
Drug offences2%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.2km

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£566,500

Median sale price

Above London median by 9%

£566,500 is 9% above the London median (£520,000)

-5.9%

This year

Semi-detached

Dominant type

Price history

5-year change
-11.5%
Sales (24 months)6
New build0.0%
Avg semi-detached£655,000
Avg terraced£541,500
Price per m²£5,188/m²
Price per ft²£482/ft²
Avg floor area109.7 m²

EPC breakdown

C
3%
D
9%
E
4%
F
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 67%Terraced 33%

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

Stamp duty

Standard buyer£15,825
First-time buyerFTB
£7,075
Additional propertyBTL/2nd
£32,820

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.3×

Price-to-income

£2,834/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£274,250
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, 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

+6.5%

Total change

+565%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

+14.35

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached66.7%
Terraced33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£87k£158k+82.1%1.2
Post-dot-com plateau2001–2002£172k£191k+11%2
Pre-crash peak2005–2006£225k£200k-11.3%2.5
GFC & correction2008–2011£250k£350k+40%1
Help-to-Buy recovery2016–2016£535k£535k+0%1
Brexit uncertainty2017–2017£480k£480k+0%1
Pandemic surge2020–2021£525k£640k+21.9%1
Rate-rise correction2022–2023£550k£605k+10%1.5
Current market2024–2025£548k£575k+4.9%3.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
7%
District
6.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
Eltham→ Victoria· 2 tph
34 min

Nearby stations

ElthamNational Rail
12 min walk
Woolwich Arsenal DLR StationDLR
40 min walk
King George V DLR StationDLR
56 min walk
London City Airport DLR StationDLR
60 min walk
Cyprus DLR StationDLR
65 min walk
No bus stops within 400m

22

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria60 min ↑
Waterloo59 min ↑
Canary Wharf57 min ↑
City59 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park406m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Oxleas Wood Car Park· no
773m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download445 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 waterMEDIUM
Medium
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 AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Oxleas Woodlands SSSI — 0.8 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): 5

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

18 min walk

69%

Recommend GP

69%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMemorial Hospital · 698 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Long Pond (551 m)

Nearest supermarketCostcutter · 906 m
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

570m

Post office

Nearby shops

Costcutter486 m
All In a Pickle520 m
J. Ayre527 m
Westmount Corner546 m

Nearby cafes

Westmount Cafe430 m
Mega Bite Cafe589 m
Severndroog Castle Tea Room595 m
Oxleas Wood Cafe753 m

Nearby restaurants

Hooked393 m
Bubbles & Gelato417 m
The Curry Garden426 m
Pizza Napoli504 m

Nearby pubs

The Long Pond551 m
The Bull908 m
The Red Lion1.0 km
The Last Drop Inn1.2 km

Nearby pharmacies

Dickinsons Chemist480 m

Nearby health

Memorial Hospital698 m
Food hygiene (5-star)78% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

AUTO S CEPELE LTD
HOSSEGORGY LIMITED
S CEPELE CONSTRUCTION LTD
WATERWAY UK LTD

Investment

Investment grade, yield and market outlook

35

Investment score

Weak

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score18/100
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

53.5

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,328m
Crossrail 2 route13,452m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,679 nationally

1,520

Est. population

3,220/km²

61%

Employed

37%

Degree educated

£42,500

Median income

2.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

65

Community stability

Age profile

23%
13%
22%
21%
20%
Under 1823%
18–3413%
35–4922%
50–6421%
65+20%

Tenure

46%
44%
Own outright46%
Own (mortgage)44%
Private rent6%
Social rent4%
Shared ownership0%

Ethnicity

74%
White British74%
White Other9%
Asian8%
Black4%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household13%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent6%
Social rent4%

vs. London

Income vs London+1.2%
Price vs London+8.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
0
Largest scheme
6 homes · 145, 145, Westmount Road, Eltham, SE9 1XX
Pipeline pressure
NONE

Named schemes (500m)

161 GLENESK ROAD, ELTHAM, LONDON, SE9 1RD1 homes
completed
123 and 123a GLENESK ROAD, ELTHAM, LONDON, SE9 1QT1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
15.0%
Ward turnout
58%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Jeremy Stuart FraserLabour and Co-operative Party
Gabriella OlumideLabour and Co-operative Party

Stamp Duty & Affordability Calculator

Stamp duty on median price (£566,500)

£15,825

Standard buyer

£7,075

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE9 1RD

Full postcodeSE9 1RD
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Park & Progress
Latitude51.461525
Longitude0.062626
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