Mottingham, Coldharbour & New Eltham · Greenwich · Eltham and Chislehurst constituency · 51.43273, 0.07144

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

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

The family fortress

 

Schools 100%Safety 84/100Transport 43/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
67
Safety
84
Schools
90
Transport
43
Environment
69
Investment
47

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SE9 3PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-4.3% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for SE9 3PN

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE9 3PN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Edgebury Primary School

Good · Inspected Oct 2023 · 10 min walk

KS2: 105.8

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 23 min walk

P8: +0.75A8: 62.7

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.5 incidents per 1,000 residents

Better than 69% of London
→ Stable

-45% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Anti-social behaviour16%
Vehicle crime14%
Burglary6%
Robbery3%
Drug offences2%
Theft0%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Eltham Fire Station · 2.2km

Crime is 35% below 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£5,282/m²
Price per ft²£491/ft²
Avg floor area83.9 m²

EPC breakdown

C
2%
D
19%
E
2%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 74%Terraced 7%Detached 16%Other 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield862 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£209,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,333
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+545%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.8%

per year

Acceleration

-51.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 30 sales

Property Type Mix

Total: 30 sales

Detached16.7%
Semi-detached76.7%
Terraced6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£70k£116k+67%2.2
Post-dot-com plateau2001–2004£147k£220k+49.7%1.5
Pre-crash peak2005–2007£236k£250k+5.9%1
GFC & correction2008–2008£278k£278k+0%3
Help-to-Buy recovery2013–2016£253k£362k+43.1%1.3
Brexit uncertainty2017–2018£437k£365k-16.5%1
Current market2024–2025£510k£450k-11.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.1%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing4
Trend Position75

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
7 min walk
Woolwich Arsenal DLR StationDLR
80 min walk
Lewisham DLR StationDLR
86 min walk
Beckenham Junction Tram StopTram
90 min walk
Elverson Road DLR StationDLR
92 min walk
No bus stops within 400m

25

Walkability score

23

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★32 min
Victoria56 min ↑
Waterloo41 min ↑
Canary Wharf50 min ↑
City45 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

14

Car parks (800m)

2

EV chargers (800m)

Nearest car park487m
Santander docks (800m)0
Nearest cycle dock6.7 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 waterLOW
Low
Air qualityLOW
NO₂: 21.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 89% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.8 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 55%
More green space than 81% of London

Nearest SSSI: Elmstead Pit SSSI — 2.5 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

NEW ELTHAM AND BLACKFEN MEDICAL CENTRE

52 THAXTED ROAD, NEW ELTHAM, SE9 3PT

3 min walk

70%

Recommend GP

70%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEltham Community Hospital · 2.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

15

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Beehive (725 m)

Nearest supermarketCo-op Food · 633 m
1 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)

535m

Post office

Nearby shops

Edgehill Minimart476 m
Labam's498 m
Cinar Village Market504 m
Southwood News531 m

Nearby cafes

Rio Cafes513 m
Corner Cafe658 m
Lucy's Kitchen730 m
The Bubble & Sausage801 m

Nearby restaurants

Katsu Shoku469 m
Zavi485 m
Mint Leaves498 m
Mountain View510 m

Nearby pubs

The Beehive725 m

Nearby gyms

STC Sports Club843 m
Food hygiene (5-star)83% of 35

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

JUDDYSAB LTD
SHOP-MOTHERLAND LTD
SRS COMMISSIONING LTD

Investment

Investment grade, yield and market outlook

47

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 score20/100
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

59.6

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,415m
Crossrail 2 route16,241m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,571 nationally

1,507

Est. population

7,521/km²

58%

Employed

36%

Degree educated

£40,200

Median income

3.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

21%
15%
22%
20%
22%
Under 1821%
18–3416%
35–4922%
50–6420%
65+22%

Tenure

37%
41%
Own outright37%
Own (mortgage)41%
Private rent9%
Social rent12%
Shared ownership0%

Ethnicity

71%
White British71%
White Other8%
Asian8%
Black6%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household19%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent12%
Private rent9%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
1
Largest scheme
43 homes · Former Montbelle School, Former Montbelle School, Montbelle Road, Domonic Drive, Eltham, SE9 3NY
Pipeline pressure
NONE

Named schemes (500m)

41, 41, Southwood Road, Eltham, SE9 3QE4 homes
completed
2, 2, Bercta Road, New Eltham, SE9 3TZ4 homes
completed
Scout Hut, Scout Hut, Gravelwood Close, BR74 homes
completed
27, 27, Southwood Road, Eltham, SE9 3QE1 homes
completed
2, 2, Cadwallon Road, Eltham, SE91 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 3PN

Full postcodeSE9 3PN
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardMottingham, Coldharbour & New Eltham
Latitude51.432727
Longitude0.071443
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