Mottingham, Coldharbour & New Eltham · Greenwich · Eltham and Chislehurst constituency · 51.42629, 0.05976

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

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 22/100Yield 5.19%

Best for: Families

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

Liveability
49
Safety
80
Schools
90
Transport
22
Environment
66
Investment
58

The bottom line

SE9 3HF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

SE9 3HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.9% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for SE9 3HF

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How SE9 3HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Montbelle Primary School

Not yet inspected · 3 min walk

KS2: 103.3

★★

Secondary

Bullers Wood School

Good · Inspected Feb 2024 · 26 min walk

P8: +0.38A8: 56.4

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.5 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-10% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime16%
Drug offences5%
Burglary4%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Eltham Fire Station · 2.7km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area80.1 m²

EPC breakdown

C
5%
D
8%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 40%Flat 60%

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£200,250
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
RoofPitched, 250 mm loft insulation
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

1998–2021 · CAGR

+8.1%

Total change

+499%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.0%

per year

Acceleration

-3.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Terraced47.1%
Flat/maisonette52.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£81k£77k-4.9%1
Post-dot-com plateau2001–2004£82k£145k+76.8%1.3
Pre-crash peak2007–2007£221k£221k+0%1
GFC & correction2011–2011£195k£195k+0%1
Help-to-Buy recovery2013–2016£220k£280k+27.3%1
Brexit uncertainty2017–2019£253k£354k+40.2%1.5
Pandemic surge2021–2021£485k£485k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
7.3%
District
7.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
New Eltham

Nearby stations

New ElthamNational Rail
19 min walk
Beckenham Junction Tram StopTram
78 min walk
Lewisham DLR StationDLR
83 min walk
Woolwich Arsenal DLR StationDLR
89 min walk
Elverson Road DLR StationDLR
89 min walk
No bus stops within 400m

10

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★46 min
Victoria68 min ↑
Waterloo55 min ↑
Canary Wharf63 min ↑
City56 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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park221m
Santander docks (800m)0
Nearest cycle dock6.4 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: 12.5 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Elmstead Pit SSSI — 1.4 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

8 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEltham Community Hospital · 2.6 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

201

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Lounge (504 m)

No restaurants within 800m — nearest: Thaidine (875 m)

Nearest supermarketCo-op Food · 1.6 km
5 tennis courts1 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)

0

Cinemas (2km)

871m

Post office

Nearby shops

Pauls Newsagent362 m
The Co-operative Food502 m
Southwood News1.0 km

Nearby cafes

Rio Cafes950 m
Corner Cafe1.0 km

Nearby restaurants

Thaidine875 m
Katsu Shoku947 m
Mint Leaves948 m
Morley's994 m

Nearby pubs

The Lounge504 m

Nearby gyms

Bone's Gym464 m
Chislehurst Lawn Tennis Club866 m

Nearby pharmacies

Chemist867 m

Nearby health

White Horse Hill212 m
Hill Surgery258 m
The Woodlands Practice661 m
The Chislehurst Medical Practice981 m
Food hygiene (5-star)63% of 19

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JAY-NERAL LIMITED

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 score11/100
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

10.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,653m
Crossrail 2 route16,106m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,471 nationally

1,756

Est. population

11,905/km²

56%

Employed

29%

Degree educated

£38,700

Median income

6.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

28%
19%
22%
19%
Under 1828%
18–3419%
35–4922%
50–6419%
65+13%

Tenure

14%
23%
53%
Own outright14%
Own (mortgage)23%
Private rent9%
Social rent53%
Shared ownership0%
Rent free0%

Ethnicity

64%
14%
White British64%
White Other9%
Asian6%
Black14%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine26%
No car household38%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent54%
Private rent9%

vs. London

Income vs London-7.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
3
Local approval rate
50%
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)
1
Largest scheme
43 homes · Former Montbelle School, Former Montbelle School, Montbelle Road, Domonic Drive, Eltham, SE9 3NY
Pipeline pressure
NONE

Named schemes (500m)

Banbury House Bushell Way Chislehurst BR7 6SF, BR7 6SF25 homes
completed
Sheila Stead House, Sheila Stead House, Bushell Way, Chislehurst, BR7 6SF20 homes
completed
Garage compound rear of, 56-60, Garage compound rear of, 56-60, Walden Avenue, BR76 homes
completed
Sandover Centre, 129A, Sandover Centre, 129A, White Horse Hill, BR7 6DQ4 homes
completed
9, 9, White Horse Hill, Chislehurst, BR7 6DG1 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 3HF

Full postcodeSE9 3HF
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardMottingham, Coldharbour & New Eltham
Latitude51.426287
Longitude0.059759
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