Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.45094, 0.06182

SE9 1TX— Eltham Town & Avery Hill, Greenwich

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

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 46/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Owner-occupiers

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
63
Schools
95
Transport
46
Environment
91
Investment
61

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

SE9 1TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE9 1TX

🛡️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 1TX 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 · 4 min walk

KS2: 109.2

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 4 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 · 53 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

10

Incidents (5yr)

Nearest station: Eltham Fire Station · 170m

Crime is +168% above 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.

SE9 district median

£370,000

Based on 175 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£5,049/m²
Price per ft²£469/ft²
Avg floor area53.2 m²

EPC breakdown

B
2%
C
14%

Based on 16 properties · Confidence: medium

Street mix

Semi 6%Flat 86%Other 9%

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£133,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2001–2025 · CAGR

+2.5%

Total change

+81%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+7.14

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Flat/maisonette96.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£144k£147k+1.7%3
Pre-crash peak2006–2007£195k£205k+5.1%1
GFC & correction2012–2012£160k£160k+0%1
Help-to-Buy recovery2014–2016£145k£250k+72.4%1
Brexit uncertainty2017–2019£265k£252k-4.9%1.7
Pandemic surge2020–2021£262k£215k-17.8%1.5
Rate-rise correction2022–2023£280k£260k-7.1%1.5
Current market2025–2025£260k£260k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
2.4%
District
5.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

ElthamNational Rail
10 min walk
Woolwich Arsenal DLR StationDLR
55 min walk
Lewisham DLR StationDLR
68 min walk
King George V DLR StationDLR
71 min walk
Elverson Road DLR StationDLR
73 min walk
No bus stops within 400m

32

Walkability score

95

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

23

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)96
Nearest car park21m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Orangery Lane Car Park96 spaces· yes
483m

Connectivity

Broadband and mobile coverage

100%

Full fibre

70%

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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.6 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

7 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalEltham Community Hospital · 594 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

14

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketThe Co-operative Food · 1.0 km
3 tennis courts2 swimming pools2 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)

663m

Post office

Nearby shops

Village Convenience Store102 m
R S News210 m
Footscray Off Licence401 m
Passey Place News & Wine527 m

Nearby cafes

Café Dee261 m
The Fabulous Tea Room262 m
Ziyafet275 m
Tasty Cafe525 m

Nearby restaurants

Azzurro85 m
Star of India114 m
Village Eat Inn198 m
Prezzo245 m

Nearby pubs

The Last Drop Inn149 m
Rising Sun229 m
M'Arks Sky Bar376 m
The Park Tavern532 m

Nearby gyms

The Eltham Centre297 m
Eltham Centre305 m
Snap Fitness391 m
MMA Fitness Gym578 m

Nearby pharmacies

Well Pharmacy691 m
Dickinsons Chemist773 m

Nearby health

Eltham Community Hospital594 m
S3 Dental727 m
Food hygiene (5-star)82% of 68

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

CLEAN TECH DRY CLEANERS LIMITED
E-CUBE PROPERTY LIMITED
EIA MOTORS LTD
FITNESS COACHING LTD
ISRAR ATAL LIMITED

+4 more

Investment

Investment grade, yield and market outlook

61

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

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

17/100

Velocity score

Future outlook

51.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,462m
Crossrail 2 route14,264m

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)
10
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)

48-60, 48-60, Footscray Road, Eltham, SE9 2SU38 homes
completed
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
Former Eltham Fitness Centre, Former Eltham Fitness Centre, Messeter Place, Eltham, SE9 5DW10 homes
completed
43, 43, Footscray Road, SE94 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 1TX

Full postcodeSE9 1TX
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.450936
Longitude0.061818
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