Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.45482, 0.08068

SE9 2QF— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 38/100Yield 5.19%

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
80
Schools
90
Transport
38
Environment
79
Investment
58

The bottom line

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

Less suited to Car-free commuters.

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Location

SE9 2QF

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 2QF

🛡️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 2QF 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 · 10 min walk

KS2: 107.0

★★

Secondary

Leigh Stationers' Academy

Good · Inspected Jan 2023 · 5 min walk

P8: -0.29A8: 46.0

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

2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.5km

Crime is +6% above London average

Property

Prices, sales volume and market trends

Avg floor area127 m²

EPC breakdown

D
6%
E
4%

Based on 10 properties · Confidence: medium

Street mix

Semi 97%Detached 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

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£317,500
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 FAnnual charge £2,757
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+7.4%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.5%

per year

Acceleration

+37.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 35 sales

Property Type Mix

Total: 35 sales

Detached2.9%
Semi-detached97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£124k£236k+90.3%2
Post-dot-com plateau2002–2004£271k£297k+9.6%2
Pre-crash peak2005–2005£319k£319k+0%2
GFC & correction2008–2012£350k£370k+5.7%1.5
Help-to-Buy recovery2014–2015£480k£495k+3%1.5
Brexit uncertainty2017–2019£610k£610k+0%1.3
Pandemic surge2020–2021£694k£650k-6.3%1.5
Rate-rise correction2022–2022£855k£855k+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
7.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
6 min walk
Woolwich Arsenal DLR StationDLR
50 min walk
Abbey WoodElizabeth line
62 min walk
King George V DLR StationDLR
67 min walk
London City Airport DLR StationDLR
73 min walk
No bus stops within 400m

12

Walkability score

31

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park238m
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 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: 12.1 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 49%
More green space than 97% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.1 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): 5

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

29 min walk

70%

Recommend GP

70%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalMemorial Hospital · 1.9 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

44

Parks (1km)

9

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Lingfield (459 m)

Nearest supermarketThe Co-operative Food · 941 m
2 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)

1.7km

Post office

Nearby shops

Costcutter461 m
Nisa Local515 m

Nearby cafes

The Tudor Cafe996 m

Nearby restaurants

The Falcon Harvester418 m
Taste N Eat458 m
Darjeeling Indian463 m
Chicken Express514 m

Nearby pubs

Lingfield459 m
The Jolly Fenman805 m
The Black Boy1.1 km

Nearby pharmacies

Payden's Pharmacy521 m

Nearby health

SunnyDent519 m
Food hygiene (5-star)67% of 21

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

ALO PROPERTIES LIMITED
AVERY HILL LTD
IBC-SOLUTIONS LTD
JARVIS AND PAVEY LIMITED
MHO MEDICAL LTD

+3 more

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

54.9

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,670m
Crossrail 2 route14,873m

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
Listed buildings (800m)
3
Planning apps (12 months)
3
Planning apps (3 years)
1
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)
2
Largest scheme
36 homes · Mabel Crout Court, 20, Mabel Crout Court, 20, Lingfield Crescent, London, SE2 9RW
Pipeline pressure
NONE

Named schemes (500m)

Mabel Crout Court, 20, Mabel Crout Court, 20, Lingfield Crescent, London, SE2 9RW36 homes
completed
DEVELOPMENT SITE AT, 157 BEXLEY ROAD, ELTHAM, LONDON, SE94 homes
completed
3, 3, Lingfield Crescent, London, SE9 2RL2 homes
completed
56, 56, Lingfield Crescent, London, SE9 2RJ1 homes
completed
17B, 17B, Lingfield Crescent, London, SE9 2RL1 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 2QF

Full postcodeSE9 2QF
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.454821
Longitude0.080677
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