Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44228, 0.06677

SE9 2EL— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Schools 100%Safety 78/100Transport 40/100Yield 5.19%

Best for: Families, Owner-occupiers

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

Liveability
64
Safety
78
Schools
90
Transport
40
Environment
90
Investment
61

The bottom line

SE9 2EL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

SE9 2EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for SE9 2EL

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE9 2EL 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

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 10 min walk

P8: +0.75A8: 62.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 66 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.1 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+5% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Vehicle crime14%
Anti-social behaviour13%
Burglary5%
Robbery5%
Drug offences3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.1km

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area92 m²

EPC breakdown

C
2%
D
7%
E
5%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 27%Terraced 73%

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 yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£230,000
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+8.2%

Total change

+625%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.1%

per year

Acceleration

+25.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Semi-detached27.3%
Terraced72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£159k+111%1.8
Post-dot-com plateau2001–2003£173k£223k+28.9%2
Pre-crash peak2007–2007£235k£235k+0%1
GFC & correction2008–2012£268k£213k-20.7%1.8
Help-to-Buy recovery2013–2015£265k£355k+34%2
Brexit uncertainty2017–2019£412k£407k-1.2%1.7
Pandemic surge2020–2020£545k£545k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.5% alpha

Terraced-0.5% α
Local
7.3%
District
7.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

New ElthamNational Rail
7 min walk
Woolwich Arsenal DLR StationDLR
66 min walk
Lewisham DLR StationDLR
76 min walk
Elverson Road DLR StationDLR
82 min walk
Abbey WoodElizabeth line
83 min walk
No bus stops within 400m

25

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★38 min
Victoria62 min ↑
Waterloo47 min ↑
Canary Wharf56 min ↑
City51 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

15

Car parks (800m)

3

EV chargers (800m)

Nearest car park280m
Santander docks (800m)0
Nearest cycle dock6.1 km

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 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 52%
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

13 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalEltham Community Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beehive (441 m)

Nearest supermarketCo-op Food · 519 m
1 tennis courts4 sports halls

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)

669m

Post office

Nearby shops

Londis292 m
New Eltham Butchers453 m
Nisa Local476 m
Station Newsagent551 m

Nearby cafes

Lucy's Kitchen416 m
The Bubble & Sausage668 m
The Avery672 m
Corner Cafe808 m

Nearby restaurants

Tai Pan Restaurant408 m
Le Spice428 m
Emerald Food Centre472 m
Superfry Fish Bar497 m

Nearby pubs

The Beehive441 m
The Last Drop Inn990 m

Nearby gyms

STC Sports Club298 m
Charlton Athletic FC Training Ground383 m
Food hygiene (5-star)86% of 29

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

CAB ENGINEERING LTD
HOMENEST LONDON SERVICES LTD
O-CAPITALINVESTMENTS LTD
PJB TECHNOLOGIES LTD

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

41.4

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,979m
Crossrail 2 route15,215m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,806 nationally

1,628

Est. population

2,985/km²

59%

Employed

38%

Degree educated

£43,800

Median income

3.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

56

Community stability

Age profile

20%
17%
21%
18%
24%
Under 1820%
18–3417%
35–4921%
50–6418%
65+24%

Tenure

44%
31%
17%
Own outright44%
Own (mortgage)31%
Private rent17%
Social rent7%
Shared ownership1%

Ethnicity

68%
14%
White British68%
White Other14%
Asian8%
Black6%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household29%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent17%
Social rent7%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
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)
1
Largest scheme
38 homes · 48-60, 48-60, Footscray Road, Eltham, SE9 2SU
Pipeline pressure
NONE

Named schemes (500m)

Rear of 176-186, Rear of 176-186, Footscray Road, SE98 homes
completed
132, 132, Blanmerle Road, New Eltham, SE9 2DZ2 homes
completed
82, 82, Green Lane, SE9 2AP2 homes
completed
Land at north-east corner of, Land at north-east corner of, Starbuck Close, r/o 188 Footscray Road, Eltham, SE9 2TF2 homes
completed
14, 14, Ivor Grove, Eltham, SE9 2AJ1 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 2EL

Full postcodeSE9 2EL
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.442279
Longitude0.066767
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