Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44875, 0.06284

SE9 2ST— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 33/100Yield 7.25%

Best for: Families

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

Liveability
59
Safety
80
Schools
95
Transport
33
Environment
91
Investment
55

The bottom line

SE9 2ST offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £265,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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

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Location

SE9 2ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-49.0% vs London avg
vs London income+4.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE9 2ST

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

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“The family fortress”

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How SE9 2ST has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St Mary's Catholic Primary School

Outstanding · Inspected Nov 2022 · 7 min walk

KS2: 109.2

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 1 min walk

P8: +0.75A8: 62.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.9 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-7% vs borough

Crime by type

Anti-social behaviour28%
Other28%
Violence & sexual offences27%
Vehicle crime10%
Drug offences2%
Burglary2%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Eltham Fire Station · 321m

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£265,000

Median sale price

Bottom 25% — 49% below London median

£265,000 is 49% below the London median (£520,000)

+8.9%

This year

Flat

Dominant type

Price history

5-year change
+2.9%
Sales (24 months)7
New build0.0%
Avg semi-detached£400,000
Avg flat£265,000
Price per m²£4,818/m²
Price per ft²£448/ft²
Avg floor area59.5 m²

EPC breakdown

B
2%
C
13%
D
23%
E
2%

Based on 40 properties · Confidence: high

Street mix

Semi 18%Terraced 2%Flat 79%Other 1%

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

Stamp duty

Standard buyer£750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£8,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.1×

Price-to-income

£1,326/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£148,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.7%

Total change

+291%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.9%

per year

Acceleration

+5.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached18.2%
Terraced2.3%
Flat/maisonette79.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£68k£70k+3.3%3.2
Post-dot-com plateau2001–2004£80k£144k+79.7%4
Pre-crash peak2005–2007£162k£450k+178.6%3.7
GFC & correction2008–2012£357k£323k-9.7%3
Help-to-Buy recovery2013–2016£516k£267k-48.2%2.5
Brexit uncertainty2017–2018£257k£311k+21.1%1.5
Pandemic surge2020–2021£250k£258k+3%2.5
Rate-rise correction2022–2023£289k£300k+3.8%1.5
Current market2024–2025£273k£265k-2.9%4.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Weakest performer

Semi-detached

-1.1% alpha

Flat/maisonette-0.7% α
Local
5.2%
District
5.9%
Semi-detached-1.1% α
Local
5.2%
District
6.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
Eltham→ Victoria· 2 tph
34 min

Nearby stations

ElthamNational Rail
13 min walk
Woolwich Arsenal DLR StationDLR
58 min walk
Lewisham DLR StationDLR
69 min walk
King George V DLR StationDLR
74 min walk
Elverson Road DLR StationDLR
75 min walk
No bus stops within 400m

27

Walkability score

86

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

21

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)96
Nearest car park243m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Orangery Lane Car Park96 spaces· yes
662m

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: 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: 11.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.8 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): 3

Landslide susceptibility: Medium

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

ELTHAM PALACE SURGERY

ELTHAM PALACE SURGERY, 30 PASSEY PLACE, ELTHAM, SE9 5DQ

8 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalEltham Community Hospital · 636 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 1.3 km
3 tennis courts2 swimming pools2 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)

1

Cinemas (2km)

916m

Post office

Nearby shops

Footscray Off Licence156 m
Village Convenience Store239 m
R S News370 m
Londis557 m

Nearby cafes

The Fabulous Tea Room379 m
Café Dee382 m
Ziyafet401 m
Tasty Cafe621 m

Nearby restaurants

Azzurro234 m
Star of India243 m
Village Eat Inn341 m
Prezzo396 m

Nearby pubs

The Last Drop Inn262 m
Rising Sun387 m
M'Arks Sky Bar492 m
The Park Tavern597 m

Nearby gyms

Eltham Centre467 m
The Eltham Centre475 m
Snap Fitness506 m
MMA Fitness Gym664 m

Nearby pharmacies

Well Pharmacy770 m
Dickinsons Chemist1.0 km

Nearby health

Eltham Community Hospital636 m
Food hygiene (5-star)83% of 48

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

43 FOOTSCRAY ROAD MANAGEMENT LIMITED
47 FOOTSCRAY ROAD MANAGEMENT COMPANY LIMITED
FIFTY THREE FOOTSCRAY ROAD LIMITED
FOOTSCRAY ROAD MANAGEMENT COMPANY LIMITED
FRIEDMAN CONSTRUCTION LIMITED

+1 more

Investment

Investment grade, yield and market outlook

55

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
7.3% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

8/100

Velocity score

Future outlook

43.3

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,577m
Crossrail 2 route14,493m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,894 nationally

1,753

Est. population

4,344/km²

57%

Employed

37%

Degree educated

£43,800

Median income

5.8%

Claimant rate

SuburbanMedium densityEstablished mixed

46

Community stability

Age profile

23%
19%
23%
16%
20%
Under 1823%
18–3419%
35–4923%
50–6416%
65+20%

Tenure

27%
25%
23%
24%
Own outright27%
Own (mortgage)25%
Private rent23%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

62%
16%
White British62%
White Other16%
Asian7%
Black7%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine21%
No car household39%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Social rent24%
Private rent23%

vs. London

Income vs London+4.3%
Price vs London-49.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
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)
4
Largest scheme
38 homes · 48-60, 48-60, Footscray Road, Eltham, SE9 2SU
Pipeline pressure
NONE

Named schemes (500m)

48-60, 48-60, Footscray Road, Eltham, SE9 2SU38 homes
completed
Eltham Conservative Club, 254, Eltham Conservative Club, 254, Eltham High Street, Eltham, SE9 1AA21 homes
completed
243-247, 243-247, ELTHAM HIGH STREET, SE917 homes
completed
Former Eltham Fitness Centre, Former Eltham Fitness Centre, Messeter Place, Eltham, SE9 5DW10 homes
completed
43, 43, Footscray Road, SE94 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£265,000)

£750

Standard buyer

£0

First-time buyer

Save £750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE9 2ST

Full postcodeSE9 2ST
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.448751
Longitude0.062842
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