Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.43972, 0.07369

SE9 2BB— Eltham Town & Avery Hill, Greenwich

Location and area intelligence for SE9 2BB, Eltham Town & Avery Hill, Greenwich

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 51/100Yield 6.86%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
71
Safety
84
Schools
90
Transport
51
Environment
78
Investment
63

The bottom line

SE9 2BB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £280,000 median — a strong choice for Families and Owner-occupiers.

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Location

SE9 2BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-46.2% vs London avg
vs London income-16.4% vs London avg
vs London crime-30.0% vs London avg

Deep-dive guides for SE9 2BB

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How SE9 2BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Wyborne Primary School

Not yet inspected · 4 min walk

KS2: 102.5

★★

Secondary

Leigh Stationers' Academy

Good · Inspected Jan 2023 · 18 min walk

P8: -0.29A8: 46.0

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 72 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.3 incidents per 1,000 residents

Better than 66% of London
→ Stable

-41% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour15%
Vehicle crime12%
Burglary6%
Drug offences4%
Theft4%
Robbery3%

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 · 1.6km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

£280,000

Median sale price

Bottom 25% — 46% below London median

£280,000 is 46% below the London median (£520,000)

-9.2%

This year

Flat

Dominant type

Price history

5-year change
+145.6%
Sales (24 months)8
New build0.0%
Avg flat£280,000
Price per m²£5,426/m²
Price per ft²£504/ft²
Avg floor area52.5 m²

EPC breakdown

B
37%
C
56%
D
10%
E
1%

Based on 104 properties · Confidence: high

Street mix

Flat 100%

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£1,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,900

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

8.0×

Price-to-income

£1,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£131,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+2.1%

Total change

+59%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

-18.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 215 sales

Property Type Mix

Total: 215 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£170k£170k+0%14
Pre-crash peak2005–2007£176k£185k+5.4%29.3
GFC & correction2008–2012£173k£128k-26.3%4
Help-to-Buy recovery2013–2016£176k£250k+41.8%10.5
Brexit uncertainty2017–2019£177k£270k+52.5%4.3
Pandemic surge2020–2021£255k£114k-55.3%10
Rate-rise correction2022–2023£275k£275k+0%3
Current market2024–2026£274k£270k-1.5%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
2.7%
District
3.8%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
New Eltham

Nearby stations

New ElthamNational Rail
4 min walk
Woolwich Arsenal DLR StationDLR
70 min walk
Abbey WoodElizabeth line
83 min walk
Lewisham DLR StationDLR
83 min walk
King George V DLR StationDLR
87 min walk
No bus stops within 400m

50

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★33 min
Victoria57 min ↑
Waterloo42 min ↑
Canary Wharf51 min ↑
City46 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

14

Car parks (800m)

2

EV chargers (800m)

Nearest car park194m
Santander docks (800m)0
Nearest cycle dock6.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

87%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed447 Mbps
Median download427 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 46%
More green space than 98% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.6 km

Energy

Solar: 862 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): None recorded

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 yield861.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

NEW ELTHAM AND BLACKFEN MEDICAL CENTRE

52 THAXTED ROAD, NEW ELTHAM, SE9 3PT

7 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEltham Community Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 16.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketCo-op Food · 241 m
3 tennis courts4 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)

0

Cinemas (2km)

260m

Post office

Nearby shops

A&A Avery Hill Convenience Store131 m
8 till Late138 m
Station Newsagent209 m
Nisa Local237 m

Nearby cafes

The Bubble & Sausage113 m
The Avery120 m
Lucy's Kitchen245 m
The Tudor Cafe769 m

Nearby restaurants

Isha Spice114 m
Pizza Hot 4 U116 m
New Eltham Fish and Chips and Kebab117 m
Lai Loi Street122 m

Nearby pubs

The Beehive206 m

Nearby gyms

Charlton Athletic FC Training Ground469 m
STC Sports Club508 m
Food hygiene (5-star)74% of 39

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

BISONZ LOGISTICS LTD
BYGRAVE INSTALLATIONS LTD
ELMITRO LTD
GREENWICH RT LTD
KLYVEN LTD

+2 more

Investment

Investment grade, yield and market outlook

63

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score50/100
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

78.7

Price growth score

B
Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,504m
Crossrail 2 route15,745m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,625 nationally

1,964

Est. population

9,032/km²

70%

Employed

40%

Degree educated

£35,100

Median income

3.3%

Claimant rate

Inner cityHigh densityEstablished mixed

46

Community stability

Age profile

23%
24%
26%
15%
Under 1823%
18–3424%
35–4926%
50–6415%
65+12%

Tenure

24%
34%
26%
Own outright24%
Own (mortgage)34%
Private rent26%
Social rent11%
Shared ownership4%

Ethnicity

61%
16%
White British61%
White Other16%
Asian10%
Black6%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine15%
No car household27%
Unemployed3%
No qualifications14%

Housing tenure (Census 2021)

Private rent26%
Social rent12%

vs. London

Income vs London-16.4%
Price vs London-46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
2
Local approval rate
100%
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
156 homes · FORMER ABWC WORKS, 33, FORMER ABWC WORKS, 33, AVERY HILL ROAD, SE9
Pipeline pressure
NONE

Named schemes (500m)

FORMER ABWC WORKS, 33, FORMER ABWC WORKS, 33, AVERY HILL ROAD, SE9156 homes
completed
Land at 20/22, Land at 20/22, Eastnor Road, 8 & R/O 8 Avery Hill Road, New Eltham, SE935 homes
completed
Land rear of 417, Land rear of 417, Footscray Road, Eltham, SE98 homes
completed
Rear of 415, Rear of 415, Footscray Road, Eltham, SE9 3UL8 homes
completed
Former Petrol Station, 38, Former Petrol Station, 38, Avery Hill Road, Avery Hill, SE9 2BJ7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£280,000)

£1,500

Standard buyer

£0

First-time buyer

Save £1,500

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 2BB

Full postcodeSE9 2BB
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.439720
Longitude0.073688
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