Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.45356, 0.08456

SE9 2NG— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100Yield 5.19%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
66
Safety
80
Schools
90
Transport
35
Environment
72
Investment
58

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE9 2NG scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE9 2NG meets your needs.

Location

SE9 2NG

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+6.0% vs London avg

Deep-dive guides for SE9 2NG

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE9 2NG with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE9 2NG 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 · 7 min walk

KS2: 107.0

★★

Secondary

Harris Academy Falconwood

Good · Inspected Oct 2019 · 7 min walk

P8: 0.00A8: 46.3

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

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.0 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-11% vs borough

Crime by type

Other41%
Violence & sexual offences23%
Vehicle crime14%
Anti-social behaviour11%
Burglary5%
Drug offences3%
Theft3%
Robbery1%

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 · 1.8km

Crime is +6% above London average

Property

Prices, sales volume and market trends

Avg floor area151.6 m²

EPC breakdown

C
3%
D
2%
E
3%
F
1%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 73%Terraced 23%Detached 5%

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£379,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,757
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.1%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.5%

per year

Acceleration

+12.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Semi-detached72.7%
Terraced22.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£123k£185k+50.4%2
Post-dot-com plateau2001–2001£250k£250k+0%3
Pre-crash peak2006–2007£373k£385k+3.4%1.5
GFC & correction2011–2012£325k£400k+23.1%2
Help-to-Buy recovery2013–2016£454k£635k+39.9%1.3
Brexit uncertainty2017–2019£690k£655k-5.1%1
Pandemic surge2020–2021£650k£725k+11.5%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.5% alpha

Semi-detached-1.5% α
Local
6.3%
District
7.8%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Falconwood

Nearby stations

FalconwoodNational Rail
9 min walk
Woolwich Arsenal DLR StationDLR
52 min walk
Abbey WoodElizabeth line
61 min walk
King George V DLR StationDLR
70 min walk
London City Airport DLR StationDLR
76 min walk
No bus stops within 400m

17

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★43 min
Victoria60 min ↑
Waterloo57 min ↑
Canary Wharf58 min ↑
City54 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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park303m
Santander docks (800m)0
Nearest cycle dock6.8 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: 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: 12.4 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 40%
More green space than 89% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.3 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): 4

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

28 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 14.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

10

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Jolly Fenman (500 m)

Nearest supermarketThe Co-operative Food · 754 m
2 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Nisa Local442 m
Costcutter669 m

Nearby cafes

The Tudor Cafe946 m

Nearby restaurants

Chicken World356 m
Codfellas372 m
Domino's377 m
Brurritos406 m

Nearby pubs

The Jolly Fenman500 m
Lingfield670 m
The Bolthole771 m
The Black Boy877 m

Nearby pharmacies

Payden's Pharmacy379 m

Nearby health

SunnyDent384 m
Food hygiene (5-star)70% of 27

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

58

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 score20/100
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

53.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,961m
Crossrail 2 route15,167m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,579 nationally

1,493

Est. population

2,971/km²

58%

Employed

36%

Degree educated

£43,800

Median income

2.1%

Claimant rate

SuburbanLow densityOwner occupiers / families

64

Community stability

Age profile

21%
14%
20%
22%
23%
Under 1821%
18–3414%
35–4920%
50–6422%
65+23%

Tenure

47%
42%
Own outright47%
Own (mortgage)42%
Private rent6%
Social rent5%
Shared ownership0%
Rent free0%

Ethnicity

78%
White British78%
White Other8%
Asian7%
Black2%
Mixed2%
Other3%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household11%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent6%
Social rent5%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
36 homes · Mabel Crout Court, 20, Mabel Crout Court, 20, Lingfield Crescent, London, SE2 9RW
Pipeline pressure
NONE

Named schemes (500m)

Rennets Wood House, Rennets Wood House, Bexley Road, Eltham, SE9 2NE7 homes
completed
13, Blackfen Road, DA15 8QD6 homes
completed
108, 108, Orchard Rise West, Sidcup, DA15 8SZ2 homes
completed
24 RESTONS CRESCENT, AVERY HILL, LONDON, SE9 2JA2 homes
completed
Land rear of 314-316, Land rear of 314-316, Bexley Road, Eltham, SE9 2PN2 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

Live in SE9 2NG? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE9 2NG.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE9 2NG

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE9 2NG

Full postcodeSE9 2NG
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.453556
Longitude0.084563
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