Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44481, 0.06441

SE9 2TE— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
57
Safety
80
Schools
90
Transport
35
Environment
88
Investment
49

The bottom line

SE9 2TE 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 2TE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE9 2TE

🛡️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 2TE 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 · 8 min walk

KS2: 102.5

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 5 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 · 62 min walk

3 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 739m

Crime is +11% above 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£6,250/m²
Price per ft²£581/ft²
Avg floor area87.8 m²

EPC breakdown

B
1%
C
16%
D
7%
E
4%

Based on 28 properties · Confidence: medium

Street mix

Terraced 77%Flat 23%

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£219,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

1996–2025 · CAGR

+6.9%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.5%

per year

Acceleration

+14.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 51 sales

Property Type Mix

Total: 51 sales

Terraced78.4%
Flat/maisonette21.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£77k£135k+75.3%1.8
Post-dot-com plateau2001–2004£144k£197k+37.3%3.7
Pre-crash peak2005–2007£186k£162k-12.8%2.7
GFC & correction2008–2012£250k£250k+0%1.5
Help-to-Buy recovery2013–2016£254k£404k+59.1%1.7
Brexit uncertainty2017–2019£380k£384k+1.1%2.3
Pandemic surge2021–2021£465k£465k+0%1
Rate-rise correction2022–2022£465k£465k+0%3
Current market2025–2025£533k£533k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced+0.1% α
Local
7.5%
District
7.4%
Flat/maisonette-1.7% α
Local
2.7%
District
4.4%

CAGR over 25yr 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
New Eltham

Nearby stations

New ElthamNational Rail
11 min walk
Woolwich Arsenal DLR StationDLR
63 min walk
Lewisham DLR StationDLR
73 min walk
Elverson Road DLR StationDLR
78 min walk
King George V DLR StationDLR
80 min walk
No bus stops within 400m

14

Walkability score

37

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)

Nearest car park180m
Santander docks (800m)0
Nearest cycle dock5.9 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: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.6 km away✗ Not Green Belt✗ Not AONB90% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.2 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): 2

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

12 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalEltham Community Hospital · 891 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Last Drop Inn (689 m)

Nearest supermarketCo-op Food · 845 m
3 tennis courts1 swimming pools3 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)

994m

Post office

Nearby shops

Londis141 m
Footscray Off Licence311 m
Village Convenience Store680 m
New Eltham Butchers778 m

Nearby cafes

Lucy's Kitchen741 m
The Fabulous Tea Room766 m
Café Dee769 m
Ziyafet788 m

Nearby restaurants

Azzurro679 m
Star of India680 m
Tai Pan Restaurant733 m
Village Eat Inn751 m

Nearby pubs

The Last Drop Inn689 m
The Beehive764 m
Rising Sun796 m
M'Arks Sky Bar853 m

Nearby gyms

Charlton Athletic FC Training Ground523 m
STC Sports Club594 m
Snap Fitness861 m
Eltham Centre865 m
Food hygiene (5-star)88% of 16

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

E

High street health

Registered businesses

APOLLO CLOUDS LTD
DIGITAL SHIFT LTD
NARCOGRAPHY LIMITED
PLANICASA LIMITED

Investment

Investment grade, yield and market outlook

49

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 score13/100
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

30.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,765m
Crossrail 2 route14,895m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
5
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
Rear of 176-186, Rear of 176-186, Footscray Road, SE98 homes
completed
55, 55, Footscray Road, Eltham, SE9 2ST4 homes
completed
43, 43, Footscray Road, SE94 homes
completed
57, 57, Footscray Road, Eltham, SE9 2ST3 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 2TE

Full postcodeSE9 2TE
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.444812
Longitude0.064406
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