Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44658, 0.08186

SE9 2JL— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

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

Best for: Families

Compare areas

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

Liveability
56
Safety
84
Schools
90
Transport
25
Environment
84
Investment
46

The bottom line

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

Less suited to Car-free commuters.

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Location

SE9 2JL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-16.4% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for SE9 2JL

🛡️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 2JL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Alderwood Primary School

Good · Inspected Oct 2021 · 4 min walk

KS2: 107.0

★★

Secondary

Leigh Stationers' Academy

Good · Inspected Jan 2023 · 10 min walk

P8: -0.29A8: 46.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 62 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.0 incidents per 1,000 residents

Better than 71% of London
→ Stable

-48% vs borough

Crime by type

Other34%
Violence & sexual offences26%
Anti-social behaviour17%
Vehicle crime9%
Drug offences7%
Burglary4%
Robbery2%
Theft0%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.6km

Crime is 39% 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£4,847/m²
Price per ft²£450/ft²
Avg floor area134.7 m²

EPC breakdown

C
2%
D
14%
E
7%
F
2%

Based on 25 properties · Confidence: medium

Street mix

Semi 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

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£336,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+466%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.3%

per year

Acceleration

-26.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£118k£199k+68.9%1.7
Post-dot-com plateau2001–2004£215k£290k+34.9%1
Pre-crash peak2005–2007£355k£330k-7%1
GFC & correction2009–2011£450k£407k-9.6%1
Help-to-Buy recovery2015–2016£475k£535k+12.6%2
Brexit uncertainty2017–2019£675k£600k-11.1%1.3
Pandemic surge2020–2021£685k£740k+8%1
Rate-rise correction2022–2023£740k£808k+9.1%1.5
Current market2025–2025£668k£668k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.5% alpha

Semi-detached+0.5% α
Local
7.1%
District
6.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Falconwood

Nearby stations

FalconwoodNational Rail
18 min walk
Woolwich Arsenal DLR StationDLR
61 min walk
Abbey WoodElizabeth line
71 min walk
King George V DLR StationDLR
79 min walk
London City Airport DLR StationDLR
84 min walk
No bus stops within 400m

23

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★44 min
Victoria68 min ↑
Waterloo53 min ↑
Canary Wharf62 min ↑
City57 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)

0

EV chargers (800m)

Nearest car park61m
Santander docks (800m)0
Nearest cycle dock6.9 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.6 km away✗ Not Green Belt✗ Not AONB74% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.0 km

Energy

Solar: 862 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 2

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

18 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalEltham Community Hospital · 2.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 15.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.2 km
7 tennis courts2 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)

782m

Post office

Nearby shops

Nisa Local406 m
8 till Late878 m
A&A Avery Hill Convenience Store936 m

Nearby cafes

The Tudor Cafe253 m
The Avery900 m
The Bubble & Sausage909 m

Nearby restaurants

The Dome Eatery279 m
Mahatma Tandoori406 m
Chicken Express407 m
Sunrise409 m

Nearby pubs

The Black Boy216 m
The Halfway House687 m
The Jolly Fenman823 m

Nearby gyms

Charlton Athletic FC Training Ground771 m

Nearby pharmacies

Payden's Pharmacy422 m

Nearby health

SunnyDent420 m
Food hygiene (5-star)78% of 23

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
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

B2 HOUSING SOLUTIONS LIMITED
FIND TRENDS LTD
FP CARPENTRY LTD
SOMEDICAL LTD

Investment

Investment grade, yield and market outlook

46

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

33.5

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,921m
Crossrail 2 route15,572m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,526 nationally

2,478

Est. population

8,637/km²

43%

Employed

26%

Degree educated

£35,100

Median income

3.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

32%
29%
14%
15%
Under 1832%
18–3429%
35–4914%
50–6415%
65+10%

Tenure

15%
19%
52%
Own outright16%
Own (mortgage)19%
Private rent12%
Social rent52%
Shared ownership1%
Rent free1%

Ethnicity

57%
16%
White British56%
White Other10%
Asian9%
Black16%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine17%
No car household41%
Unemployed9%
No qualifications20%

Housing tenure (Census 2021)

Social rent52%
Private rent12%

vs. London

Income vs London-16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
4
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)
3
Largest scheme
24 homes · LAND OFF, LAND OFF, PARISH GATE DRIVE, DA15 8TJ
Pipeline pressure
NONE

Named schemes (500m)

Fomer Holy Family Church, Fomer Holy Family Church, Avery Hill Road, SE97 homes
completed
24 RESTONS CRESCENT, AVERY HILL, LONDON, SE9 2JA2 homes
completed
14 SOUTHSPRING, AVERY HILL, LONDON, DA15 8EA1 homes
completed
Land adj 2, Land adj 2, Greenhithe Close, Sidcup, DA15 8EF1 homes
completed
118, 118, Restons Crescent, Avery Hill, SE9 2JJ1 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 2JL

Full postcodeSE9 2JL
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.446580
Longitude0.081856
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