Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44810, 0.05900

SE9 5AZ— Eltham Town & Avery Hill, Greenwich

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

The family fortress

 

Schools 100%Safety 78/100Transport 37/100Yield 5.19%

Best for: Families, Owner-occupiers

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

Liveability
67
Safety
78
Schools
90
Transport
37
Environment
82
Investment
61

The bottom line

SE9 5AZ offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE9 5AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for SE9 5AZ

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

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“The family fortress”

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How SE9 5AZ 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 · 5 min walk

KS2: 109.5

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 2 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 · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.1 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+5% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Vehicle crime14%
Anti-social behaviour13%
Burglary5%
Robbery5%
Drug offences3%
Theft2%

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 · 288m

Crime is +25% above London average

Property

Prices, sales volume and market trends

Avg floor area76 m²

EPC breakdown

B
1%
C
5%
D
3%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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£190,000
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+5.9%

Total change

+376%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.4%

per year

Acceleration

+47.75

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£72k£80k+11.9%1.5
Post-dot-com plateau2002–2003£152k£225k+48.5%2
Pre-crash peak2005–2007£225k£155k-31.1%1
GFC & correction2009–2012£190k£212k+11.6%1.3
Help-to-Buy recovery2014–2015£175k£285k+62.9%1
Brexit uncertainty2017–2018£380k£280k-26.3%1
Rate-rise correction2023–2023£340k£340k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6%
District
6.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Eltham→ Victoria· 2 tph
34 min

Nearby stations

ElthamNational Rail
12 min walk
Woolwich Arsenal DLR StationDLR
59 min walk
Lewisham DLR StationDLR
67 min walk
Elverson Road DLR StationDLR
72 min walk
King George V DLR StationDLR
75 min walk
No bus stops within 400m

34

Walkability score

93

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

23

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)96
Nearest car park200m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Orangery Lane Car Park96 spaces· yes
539m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 11.1 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.0 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): 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 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

5 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

6

Dentists within 1km

Nearest hospitalEltham Community Hospital · 388 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

18

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 1.1 km
1 tennis courts6 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

963m

Post office

Nearby shops

Footscray Off Licence262 m
R S News313 m
Passey Place News & Wine402 m
Village Convenience Store430 m

Nearby cafes

The Fabulous Tea Room270 m
Café Dee274 m
Ziyafet290 m
Raymonds Pie & Mash406 m

Nearby restaurants

Village Eat Inn285 m
Rox293 m
Prezzo316 m
Nando's325 m

Nearby pubs

Rising Sun319 m
M'Arks Sky Bar334 m
The Park Tavern368 m
Old Post Office429 m

Nearby gyms

Snap Fitness341 m
Eltham Centre368 m
The Eltham Centre394 m
MMA Fitness Gym444 m

Nearby pharmacies

Well Pharmacy535 m
Dickinsons Chemist1.1 km

Nearby health

Eltham Community Hospital388 m
Court Yard Surgery582 m
S3 Dental743 m
Food hygiene (5-star)79% of 87

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

SHAH INTERNATIONAL CONSULTANCY LIMITED

Investment

Investment grade, yield and market outlook

61

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 score21/100
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

45.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,328m
Crossrail 2 route14,372m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,806 nationally

1,628

Est. population

2,985/km²

59%

Employed

38%

Degree educated

£43,800

Median income

3.2%

Claimant rate

SuburbanLow densityOwner occupiers / families

56

Community stability

Age profile

20%
17%
21%
18%
24%
Under 1820%
18–3417%
35–4921%
50–6418%
65+24%

Tenure

44%
31%
17%
Own outright44%
Own (mortgage)31%
Private rent17%
Social rent7%
Shared ownership1%

Ethnicity

68%
14%
White British68%
White Other14%
Asian8%
Black6%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household29%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent17%
Social rent7%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
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)
17
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
Eltham Conservative Club, 254, Eltham Conservative Club, 254, Eltham High Street, Eltham, SE9 1AA21 homes
completed
243-247, 243-247, ELTHAM HIGH STREET, SE917 homes
completed
Former Eltham Fitness Centre, Former Eltham Fitness Centre, Messeter Place, Eltham, SE9 5DW10 homes
completed
142-144, 142-144, Eltham High Street, Eltham, SE9 1BJ7 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 5AZ

Full postcodeSE9 5AZ
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.448099
Longitude0.058999
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