Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44166, 0.07334

SE9 2BX— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 49/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
70
Safety
84
Schools
90
Transport
49
Environment
89
Investment
54

The bottom line

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

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Location

SE9 2BX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE9 2BX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE9 2BX 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 · 15 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 · 69 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.4km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,912/m²
Price per ft²£642/ft²
Avg floor area87.9 m²

EPC breakdown

B
1%
C
3%
D
3%
E
1%

Based on 8 properties · Confidence: low

Street mix

Semi 21%Terraced 76%Flat 3%

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£219,750
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, 250 mm loft insulation
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

+7.4%

Total change

+745%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.3%

per year

Acceleration

+18.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached20.7%
Terraced75.9%
Flat/maisonette3.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£168k+135.9%1.2
Post-dot-com plateau2001–2004£135k£203k+50.4%2.7
Pre-crash peak2005–2007£216k£249k+15.8%1.3
GFC & correction2010–2010£240k£240k+0%1
Help-to-Buy recovery2013–2014£277k£350k+26.4%1.5
Brexit uncertainty2017–2019£415k£380k-8.4%1.5
Rate-rise correction2022–2023£475k£442k-6.9%1
Current market2024–2025£475k£600k+26.3%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
6.6%
District
5.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

New ElthamNational Rail
6 min walk
Woolwich Arsenal DLR StationDLR
67 min walk
Abbey WoodElizabeth line
81 min walk
Lewisham DLR StationDLR
81 min walk
King George V DLR StationDLR
84 min walk
No bus stops within 400m

44

Walkability score

55

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

19

Car parks (800m)

3

EV chargers (800m)

Nearest car park255m
Santander docks (800m)0
Nearest cycle dock6.5 km

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 waterLOW
Low
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: 12.3 km away✗ Not Green Belt✗ Not AONB95% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.4 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

10 min walk

70%

Recommend GP

70%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalEltham Community Hospital · 1.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

16

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 399 m
8 tennis courts5 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)

0

Cinemas (2km)

468m

Post office

Nearby shops

8 till Late271 m
A&A Avery Hill Convenience Store308 m
New Eltham Butchers363 m
Nisa Local374 m

Nearby cafes

The Avery273 m
The Bubble & Sausage274 m
Lucy's Kitchen344 m
The Tudor Cafe594 m

Nearby restaurants

New Eltham Grill271 m
Mandarin House273 m
New Eltham Fish and Chips and Kebab273 m
Stop Off Burger306 m

Nearby pubs

The Beehive322 m

Nearby gyms

Charlton Athletic FC Training Ground258 m
STC Sports Club535 m
Food hygiene (5-star)74% of 39

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

BADNBUNDLES BY NPW LTD

Investment

Investment grade, yield and market outlook

54

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

8/100

Velocity score

Future outlook

52.7

Price growth score

C
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,441m
Crossrail 2 route15,568m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
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

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Key facts for SE9 2BX

Full postcodeSE9 2BX
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.441659
Longitude0.073344
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