Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44384, 0.05276

SE9 5AG— Eltham Town & Avery Hill, Greenwich

Location and area intelligence for SE9 5AG, Eltham Town & Avery Hill, Greenwich

 

Schools 100%Safety 67/100Transport 44/100Yield 5.19%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
67
Schools
90
Transport
44
Environment
91
Investment
62

The bottom line

SE9 5AG 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 5AG

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+131.0% vs London avg

Deep-dive guides for SE9 5AG

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

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Postcode Personality

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How SE9 5AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Eltham Church of England Primary School

Good · Inspected Nov 2022 · 11 min walk

KS2: 109.5

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 10 min walk

P8: +0.75A8: 62.7

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 · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

150.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+94% vs borough

Crime by type

Other40%
Violence & sexual offences24%
Anti-social behaviour11%
Robbery6%
Vehicle crime6%
Burglary4%
Drug offences4%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Eltham Fire Station · 890m

Crime is +131% above London average

Property

Prices, sales volume and market trends

Avg floor area157.6 m²

EPC breakdown

B
1%
C
2%
D
11%
F
1%

Based on 15 properties · Confidence: medium

Street mix

Detached 52%Flat 48%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£394,000
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

1996–2024 · CAGR

+3.5%

Total change

+165%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.1%

per year

Acceleration

-37.64

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 29 sales

Property Type Mix

Total: 29 sales

Detached51.7%
Flat/maisonette48.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£198k£135k-31.8%2
Post-dot-com plateau2002–2004£289k£400k+38.6%1.7
Pre-crash peak2005–2007£655k£290k-55.7%1.7
GFC & correction2008–2012£268k£330k+23.4%1.5
Help-to-Buy recovery2013–2016£523k£475k-9.2%2
Brexit uncertainty2017–2019£1.92m£1.05m-45.3%1
Current market2024–2024£524k£524k+0%1

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+1.8% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Detached+1.8% α
Local
14.2%
District
12.4%
Flat/maisonette-0.6% α
Local
6.6%
District
7.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing15
Trend Position100

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
6 min walk
Lewisham DLR StationDLR
64 min walk
Woolwich Arsenal DLR StationDLR
66 min walk
Elverson Road DLR StationDLR
70 min walk
Greenwich DLR StationDLR
75 min walk
No bus stops within 400m

26

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★33 min
Victoria56 min ↑
Waterloo43 min ↑
Canary Wharf54 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

20

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)15
Nearest car park225m
Santander docks (800m)0
Nearest cycle dock5.2 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: 11.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 3.0 km

Energy

Solar: 858 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): 1

Landslide susceptibility: Low

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 yield858.2 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

9 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalEltham Community Hospital · 604 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

13

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal (528 m)

Nearest supermarketThe Co-operative Food · 1.5 km
8 tennis courts5 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

1

Cinemas (2km)

1.5km

Post office

Nearby shops

Eltham Food & Wine701 m
Passey Place News & Wine719 m
Agoo Life Food Store736 m
J S News752 m

Nearby cafes

Egg & Co498 m
Raymonds Pie & Mash685 m
Coco’s Café and Espresso Bar690 m
Tasty Cafe739 m

Nearby restaurants

Eltham Grill Takeaway722 m
Eltham Grill Restaurant726 m
Subway734 m
Daily Meal744 m

Nearby pubs

The Royal528 m
The Park Tavern667 m
Old Post Office726 m
The Rusty Bucket729 m

Nearby gyms

MMA Fitness Gym712 m
Snap Fitness792 m
Coldharbour Leisure Centre810 m
Eltham Centre888 m

Nearby pharmacies

Well Pharmacy695 m

Nearby health

Eltham Community Hospital604 m
Court Yard Surgery627 m
S3 Dental1.0 km
Food hygiene (5-star)75% of 47

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

ACEART BUILD LTD
ACEART CARPENTRY LIMITED
ACEART HOMES LTD
ACEART LIVING LTD
ACEART SERVICES LTD

+2 more

Investment

Investment grade, yield and market outlook

62

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 score18/100
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

35.9

Price growth score

D
High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,990m
Crossrail 2 route14,465m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,430 nationally

1,991

Est. population

3,002/km²

64%

Employed

46%

Degree educated

£43,800

Median income

4.7%

Claimant rate

SuburbanMedium densityEstablished mixed

39

Community stability

Age profile

21%
26%
24%
16%
14%
Under 1821%
18–3426%
35–4924%
50–6416%
65+14%

Tenure

20%
24%
33%
22%
Own outright20%
Own (mortgage)24%
Private rent33%
Social rent22%
Shared ownership2%
Rent free0%

Ethnicity

50%
20%
White British50%
White Other20%
Asian10%
Black13%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine18%
No car household46%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent33%
Social rent22%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
28
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)
13
Largest scheme
144 homes · Grove Market Place & 60, Grove Market Place & 60, Eltham High Street, Eltham, SE9
Pipeline pressure
LOW

Named schemes (500m)

96-100, 96-100, COURT ROAD, SE916 homes
completed
Ava Cars, 188, Ava Cars, 188, Court Road, Eltham, SE9 4EW14 homes
completed
92, 92, Court Road, Eltham, SE9 5NJ6 homes
completed
92, 92, Court Road, Eltham, SE9 5NJ1 homes
completed
Cathy House, 56, Cathy House, 56, Court Road, Eltham, SE9 5NP1 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 5AG

Full postcodeSE9 5AG
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.443838
Longitude0.052763
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