Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.44754, 0.04401

SE9 5EU— Middle Park & Horn Park, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 37/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
55
Safety
80
Schools
60
Transport
37
Environment
85
Investment
46

The bottom line

SE9 5EU 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.

Check your dealbreakers

Toggle the things that matter to you — see how SE9 5EU scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE9 5EU meets your needs.

Location

SE9 5EU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.7% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for SE9 5EU

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE9 5EU with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE9 5EU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Middle Park Primary School

Not yet inspected · Inspected Jan 2025 · 7 min walk

KS2: 104.9

—

Secondary

Eltham Hill School

Not yet inspected · 5 min walk

P8: +0.25A8: 52.5

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.2 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences34%
Other29%
Anti-social behaviour16%
Vehicle crime7%
Drug offences6%
Burglary6%
Robbery2%
Theft1%

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 · 1.1km

Crime is +6% above London average

Property

1 May

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£4,710/m²
Price per ft²£438/ft²
Avg floor area66 m²

EPC breakdown

C
10%
D
7%
E
3%

Based on 20 properties · Confidence: medium

Street mix

Terraced 38%Flat 62%

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£165,000
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
WallsCavity wall, filled cavity
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

2000–2024 · CAGR

+5.8%

Total change

+290%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.0%

per year

Acceleration

-11.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 19 sales

Property Type Mix

Total: 19 sales

Terraced42.1%
Flat/maisonette57.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£77k£77k+0%1
Post-dot-com plateau2003–2004£113k£146k+29.2%1.5
Pre-crash peak2005–2007£138k£152k+10.1%1
GFC & correction2008–2012£220k£139k-36.8%1.2
Help-to-Buy recovery2013–2016£185k£310k+67.6%1
Brexit uncertainty2019–2019£280k£280k+0%1
Pandemic surge2020–2021£315k£326k+3.5%1.5
Current market2024–2024£300k£300k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

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
11 min walk
Lewisham DLR StationDLR
55 min walk
Elverson Road DLR StationDLR
61 min walk
Woolwich Arsenal DLR StationDLR
63 min walk
Greenwich DLR StationDLR
66 min walk
No bus stops within 400m

22

Walkability score

131

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge ★34 min
Victoria58 min ↑
Waterloo44 min ↑
Canary Wharf52 min ↑
City46 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

35

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park269m
Santander docks (800m)0
Nearest cycle dock4.6 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: 19.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 3.4 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

11 min walk

58%

Recommend GP

58%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

Nearest hospitalEltham Community Hospital · 701 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: White Hart (522 m)

Nearest supermarketThe Co-operative Food · 1.1 km
4 tennis courts3 swimming pools

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)

1.5km

Post office

Nearby shops

Niro Express518 m
Londis584 m
Eltham Food & Wine625 m
Agoo Life Food Store653 m

Nearby cafes

Top Chef Cafe553 m
Coco’s Café and Espresso Bar617 m
Raymonds Pie & Mash743 m
Delicio770 m

Nearby restaurants

Flavours Indian Takaway310 m
Morley's316 m
Frying Pan322 m
Food Dhaba328 m

Nearby pubs

White Hart522 m
Draughts578 m
The Rusty Bucket647 m
Old Post Office758 m

Nearby gyms

MMA Fitness Gym729 m
Eric Liddell Sports Centre1.1 km

Nearby pharmacies

Well Pharmacy621 m

Nearby health

Court Yard Surgery518 m
Eltham Community Hospital701 m
S3 Dental832 m
Food hygiene (5-star)67% of 30

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

GORSACHE LTD

Investment

Investment grade, yield and market outlook

46

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

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

4/100

Velocity score

Future outlook

32.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,315m
Crossrail 2 route13,767m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,503 nationally

1,575

Est. population

3,706/km²

60%

Employed

27%

Degree educated

£37,100

Median income

9.0%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

44

Community stability

Age profile

30%
19%
23%
20%
Under 1830%
18–3419%
35–4923%
50–6420%
65+9%

Tenure

21%
58%
Own outright9%
Own (mortgage)21%
Private rent12%
Social rent58%
Shared ownership0%
Rent free1%

Ethnicity

63%
13%
White British63%
White Other12%
Asian5%
Black13%
Mixed6%
Other2%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine27%
No car household41%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Social rent58%
Private rent12%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
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)
0
Largest scheme
78 homes · Former Eltham Baths, Former Eltham Baths, Eltham Hill, Eltham, SE9 5SU
Pipeline pressure
NONE

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

Live in SE9 5EU? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE9 5EU.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE9 5EU

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE9 5EU

Full postcodeSE9 5EU
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.447543
Longitude0.044007
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