Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.45204, 0.04248

SE9 5EF— Middle Park & Horn Park, Greenwich

Location and area intelligence for SE9 5EF, Middle Park & Horn Park, Greenwich

The family fortress

 

Schools 100%Safety 80/100Transport 34/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
55
Safety
80
Schools
95
Transport
34
Environment
76
Investment
47

The bottom line

SE9 5EF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families 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 5EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for SE9 5EF

🛡️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 5EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Haimo Primary School

Good · Inspected Mar 2024 · 5 min walk

KS2: 106.1

★★★

Secondary

Harris Academy Greenwich

Outstanding · Inspected Mar 2022 · 3 min walk

P8: +0.46A8: 50.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.1 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-7% vs borough

Crime by type

Other29%
Violence & sexual offences29%
Anti-social behaviour18%
Drug offences10%
Vehicle crime8%
Burglary3%
Robbery2%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.2km

Crime is +11% above 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£5,277/m²
Price per ft²£490/ft²
Avg floor area79.9 m²

EPC breakdown

C
8%
D
16%
E
3%
F
2%

Based on 29 properties · Confidence: medium

Street mix

Semi 40%Terraced 42%Detached 8%Flat 10%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£199,750
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, as built, no insulation (assumed)
RoofPitched, 100 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

1995–2026 · CAGR

+5.4%

Total change

+403%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+7.69

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 50 sales

Property Type Mix

Total: 50 sales

Detached8%
Semi-detached40%
Terraced42%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£103k+33.1%1.7
Post-dot-com plateau2001–2004£103k£182k+76.7%2
Pre-crash peak2005–2007£193k£235k+21.8%2.7
GFC & correction2009–2012£250k£215k-14%1.7
Help-to-Buy recovery2014–2016£379k£370k-2.3%1.7
Brexit uncertainty2017–2019£359k£355k-1%2
Pandemic surge2020–2020£353k£353k+0%3
Rate-rise correction2022–2023£365k£423k+15.8%1.5
Current market2024–2026£390k£390k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Weakest performer

Semi-detached

-7.5% alpha

Terraced-1.4% α
Local
3.8%
District
5.2%
Semi-detached-7.5% α
Local
3.7%
District
11.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Eltham→ Victoria· 2 tph
34 min

Nearby stations

ElthamNational Rail
10 min walk
Lewisham DLR StationDLR
51 min walk
Elverson Road DLR StationDLR
57 min walk
Woolwich Arsenal DLR StationDLR
58 min walk
Greenwich DLR StationDLR
61 min walk
No bus stops within 400m

25

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★42 min
Victoria59 min ↑
Waterloo52 min ↑
Canary Wharf57 min ↑
City53 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

24

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)10
Nearest car park189m
Santander docks (800m)0
Nearest cycle dock4.3 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: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.9 km away✗ Not Green Belt✗ Not AONB43% green spaceTree canopy: 61%
More green space than 93% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.5 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

EVEREST HEALTH PARTNERSHIP

71 SHERARD ROAD, ELTHAM, SE9 6ER

7 min walk

58%

Recommend GP

58%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

Nearest hospitalEltham Community Hospital · 841 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

161

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: White Hart (452 m)

Nearest supermarketThe Co-operative Food · 778 m
4 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)

1.3km

Post office

Nearby shops

Co-op Food409 m
Niro Express432 m
Londis555 m
Anna666 m

Nearby cafes

Top Chef Cafe498 m
Coco’s Café and Espresso Bar695 m
Marmaris Cafe739 m
It's All About Taste776 m

Nearby restaurants

New Golden City423 m
McDonald's537 m
New Three Yen563 m
Eltham Fried Chicken577 m

Nearby pubs

White Hart452 m
Draughts544 m
The Rusty Bucket696 m
Berry and Barrel801 m

Nearby gyms

énergie Fitness998 m

Nearby pharmacies

Well Pharmacy695 m

Nearby health

Court Yard Surgery656 m
S3 Dental670 m
Eltham Medical Centre815 m
Food hygiene (5-star)72% of 36

Business

Local businesses registered here

Active businesses
5
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

DIRECT VENDING LTD
INTHUIDV LTD
KH3 GROUP LTD
KH3 SOLUTIONS LTD
MANDARIN CLUB LIMITED

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 score13/100
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

27.7

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,119m
Crossrail 2 route13,306m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,163 nationally

1,664

Est. population

5,420/km²

57%

Employed

34%

Degree educated

£37,100

Median income

5.4%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

51

Community stability

Age profile

31%
17%
22%
15%
15%
Under 1831%
18–3417%
35–4922%
50–6415%
65+15%

Tenure

23%
31%
33%
Own outright23%
Own (mortgage)31%
Private rent13%
Social rent33%
Shared ownership0%
Rent free1%

Ethnicity

56%
15%
White British56%
White Other15%
Asian9%
Black12%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household27%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent33%
Private rent13%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
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)
2
Largest scheme
78 homes · Former Eltham Baths, Former Eltham Baths, Eltham Hill, Eltham, SE9 5SU
Pipeline pressure
NONE

Named schemes (500m)

Land adj 1, Land adj 1, Lionel Gardens, Eltham, SE9 6DG1 homes
completed
Land adj 5, Land adj 5, Lionel Gardens, Eltham, SE9 6DG1 homes
completed
6A HAIMO ROAD, ELTHAM, SE9 6DZ1 homes
completed
12a Lionel Road, Eltham, SE9 6DQ, 12a1 homes
completed
11 HORSFELD ROAD, ELTHAM, LONDON, SE9 6DS1 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
18.3%
Ward turnout
41%
Election year
2026
MP
Clive Efford (Labour)
MP majority
8,429
Constituency
Eltham and Chislehurst

Councillors

Olu BabatolaLabour and Co-operative Party
Rachel Taggart-RyanLabour and Co-operative Party

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Key facts for SE9 5EF

Full postcodeSE9 5EF
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.452039
Longitude0.042480
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