Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.45094, 0.05851

SE9 1TS— Eltham Town & Avery Hill, Greenwich

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

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 53/100Yield 5.19%

Best for: Investors, Owner-occupiers

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
63
Schools
90
Transport
53
Environment
79
Investment
75

The bottom line

SE9 1TS offers exceptional schools (100% Good/Outstanding), fast broadband and a green environment — strong value for Investors and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

SE9 1TS

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 1TS

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

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“High-connectivity investment target”

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How SE9 1TS 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 · 5 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 · 52 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

4

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Eltham Fire Station · 69m

Crime is +168% above London average

Property

Prices, sales volume and market trends

Avg floor area90.6 m²

EPC breakdown

C
5%
D
6%
E
2%
G
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 29%Flat 43%Other 29%

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 yield861 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£226,500
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

1999–2017 · CAGR

+4.7%

Total change

+128%

Market Activity

Price Velocity & Acceleration

Current Velocity

+186.3%

per year

Acceleration

+180.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 5 sales

Property Type Mix

Total: 5 sales

Terraced40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£160k£160k+0%1
Post-dot-com plateau2003–2004£120k£128k+6.2%1.5
Brexit uncertainty2017–2017£365k£365k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
8 min walk
Woolwich Arsenal DLR StationDLR
55 min walk
Lewisham DLR StationDLR
65 min walk
Elverson Road DLR StationDLR
70 min walk
King George V DLR StationDLR
71 min walk
No bus stops within 400m

40

Walkability score

92

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

25

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)96
Nearest car park81m
Santander docks (800m)0
Nearest cycle dock5.3 km

Nearby car parks

🅿️
Orangery Lane Car Park96 spaces· yes
275m

Connectivity

Broadband and mobile coverage

83%

Full fibre

83%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed420 Mbps
Median download420 Mbps
Superfast coverage83%
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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseHIGH
road
Noisier 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 AONB60% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.8 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): 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

4 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

Nearest hospitalEltham Community Hospital · 383 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

43

Parks (1km)

25

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 856 m
1 tennis courts6 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

651m

Post office

Nearby shops

R S News20 m
Passey Place News & Wine301 m
Village Convenience Store332 m
J S News334 m

Nearby cafes

Ziyafet56 m
Café Dee56 m
The Fabulous Tea Room59 m
Tasty Cafe297 m

Nearby restaurants

Prezzo15 m
Village Eat Inn46 m
Rox74 m
Nando's132 m

Nearby pubs

Rising Sun2 m
M'Arks Sky Bar148 m
The Park Tavern315 m
Old Post Office324 m

Nearby gyms

Eltham Centre81 m
The Eltham Centre89 m
Snap Fitness163 m
MMA Fitness Gym352 m

Nearby pharmacies

Well Pharmacy465 m
Dickinsons Chemist757 m

Nearby health

Eltham Community Hospital383 m
S3 Dental516 m
Court Yard Surgery559 m
Eltham Medical Centre904 m
Food hygiene (5-star)79% of 111

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

BIGE CONSULT LTD

Investment

Investment grade, yield and market outlook

75

Investment score

Strong

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

46.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,236m
Crossrail 2 route14,111m

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)
20
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)
17
Largest scheme
38 homes · 48-60, 48-60, Footscray Road, Eltham, SE9 2SU
Pipeline pressure
NONE

Named schemes (500m)

Eltham Conservative Club, 254, Eltham Conservative Club, 254, Eltham High Street, Eltham, SE9 1AA21 homes
completed
243-247, 243-247, ELTHAM HIGH STREET, SE917 homes
completed
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

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 1TS

Full postcodeSE9 1TS
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.450941
Longitude0.058508
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