Mottingham, Coldharbour & New Eltham · Greenwich · Eltham and Chislehurst constituency · 51.43387, 0.05446

SE9 3EL— Mottingham, Coldharbour & New Eltham, Greenwich

Location and area intelligence for SE9 3EL, Mottingham, Coldharbour & New Eltham, Greenwich

The family fortress

 

Schools 100%Safety 84/100Transport 36/100Yield 5.19%

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
84
Schools
90
Transport
36
Environment
76
Investment
56

The bottom line

SE9 3EL 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 3EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for SE9 3EL

🛡️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 3EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Greenacres Primary School and Language Impairment Unit

Not yet inspected · 2 min walk

KS2: 109.2

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 21 min walk

P8: +0.75A8: 62.7

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

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.1 incidents per 1,000 residents

Better than 63% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences28%
Other27%
Anti-social behaviour19%
Vehicle crime15%
Burglary6%
Drug offences4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.9km

Crime is 24% below London average

Property

Prices, sales volume and market trends

Avg floor area74.5 m²

EPC breakdown

C
12%
D
10%
E
1%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 13%Terraced 38%Flat 50%

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£186,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+7.6%

Total change

+436%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.0%

per year

Acceleration

+9.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached12.5%
Terraced37.5%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£55k£119k+114.5%1.5
Post-dot-com plateau2001–2003£103k£160k+56.1%2
Pre-crash peak2005–2006£188k£174k-7.4%1.5
GFC & correction2008–2012£168k£187k+11.3%1.4
Help-to-Buy recovery2013–2015£175k£370k+111.4%2.3
Brexit uncertainty2017–2018£320k£210k-34.4%1.5
Pandemic surge2021–2021£240k£240k+0%1
Rate-rise correction2022–2022£298k£298k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+5.9% alpha

Weakest performer

Flat/maisonette

+0.8% alpha

Terraced+5.9% α
Local
24.9%
District
19%
Flat/maisonette+0.8% α
Local
7.6%
District
6.8%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

MottinghamNational Rail
10 min walk
Lewisham DLR StationDLR
73 min walk
Beckenham Junction Tram StopTram
77 min walk
Elverson Road DLR StationDLR
79 min walk
Woolwich Arsenal DLR StationDLR
79 min walk
No bus stops within 400m

19

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★39 min
Victoria63 min ↑
Waterloo49 min ↑
Canary Wharf57 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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock5.8 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 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: 11.7 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Elmstead Pit SSSI — 2.0 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): None recorded

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 yield861.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ELMSTEAD MEDICAL CLINIC

81 WILLIAM BAREFOOT DRIVE, ELTHAM, SE9 3JD

5 min walk

91%

Recommend GP

91%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalEltham Community Hospital · 1.7 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

267

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal (639 m)

Nearest supermarketCo-op Food · 1.3 km
9 tennis courts

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)

938m

Post office

Nearby shops

Southwood News721 m

Nearby cafes

Corner Cafe619 m
Munchies Cafe646 m
Egg & Co683 m
Rio Cafes700 m

Nearby restaurants

Ababil Tandoori620 m
Arawak Caribbean703 m
Mint Leaves713 m
Morley's720 m

Nearby pubs

The Royal639 m
The Bat and Ball659 m

Nearby gyms

Coldharbour Leisure Centre307 m
Bone's Gym457 m

Nearby health

Hill Surgery871 m
White Horse Hill1.0 km
Food hygiene (5-star)73% of 22

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BNMNURSING LTD
FULL-FILLING NUTRITION LTD
FURTADOCARE LIMITED
MOODCO LTD
RR CARPENTERS LTD

+1 more

Investment

Investment grade, yield and market outlook

56

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 score17/100
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

36.8

Price growth score

D
Low

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,229m
Crossrail 2 route15,391m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,409 nationally

1,609

Est. population

4,723/km²

60%

Employed

42%

Degree educated

£38,700

Median income

3.3%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

20%
18%
21%
20%
21%
Under 1820%
18–3418%
35–4921%
50–6420%
65+21%

Tenure

40%
39%
Own outright40%
Own (mortgage)39%
Private rent12%
Social rent8%
Shared ownership1%

Ethnicity

54%
14%
White British54%
White Other13%
Asian14%
Black9%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household15%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent12%
Social rent8%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
3
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
4
Under construction
0
Completed (3yr)
1
Largest scheme
14 homes · Ava Cars, 188, Ava Cars, 188, Court Road, Eltham, SE9 4EW
Pipeline pressure
LOW

Named schemes (500m)

566, 566, Sidcup Road, SE93 homes
completed
Land adj 581, Land adj 581, Sidcup Road, Eltham, SE9 3AG2 homes
completed
Garages rear of 8, Garages rear of 8, Partridge Green, Eltham, SE92 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
13.5%
Ward turnout
46%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Matt HartleyConservative
Roger TesterConservative
Luke WarrenConservative

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Key facts for SE9 3EL

Full postcodeSE9 3EL
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardMottingham, Coldharbour & New Eltham
Latitude51.433871
Longitude0.054460
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