Mottingham, Coldharbour & New Eltham · Greenwich · Eltham and Chislehurst constituency · 51.44202, 0.05356

SE9 5PB— Mottingham, Coldharbour & New Eltham, Greenwich

Location and area intelligence for SE9 5PB, Mottingham, Coldharbour & New Eltham, Greenwich

 

Schools 100%Safety 67/100Transport 46/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
67
Schools
90
Transport
46
Environment
91
Investment
49

The bottom line

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

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Location

SE9 5PB

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 5PB

🛡️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 5PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Greenacres Primary School and Language Impairment Unit

Not yet inspected · 11 min walk

KS2: 109.2

★★

Secondary

St Thomas More Catholic Comprehensive School

Good · Inspected Nov 2022 · 11 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 · 63 min walk

1 primaries · 1 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)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 1.0km

Crime is +131% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£3,671/m²
Price per ft²£341/ft²
Avg floor area83 m²

EPC breakdown

C
9%
D
7%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Terraced 10%Flat 80%Other 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£207,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsSystem built, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.1%

Total change

+428%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.1%

per year

Acceleration

+25.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 27 sales

Property Type Mix

Total: 27 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£64k£69k+8.7%2
Post-dot-com plateau2001–2003£120k£143k+18.8%2.5
Pre-crash peak2006–2007£165k£178k+7.9%2
GFC & correction2010–2012£168k£188k+12.2%1
Brexit uncertainty2017–2018£268k£330k+23.4%2
Pandemic surge2021–2021£300k£300k+0%2
Rate-rise correction2022–2023£340k£274k-19.6%1
Current market2024–2025£270k£335k+24.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.7%
District
6.5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
4 min walk
Lewisham DLR StationDLR
66 min walk
Woolwich Arsenal DLR StationDLR
68 min walk
Elverson Road DLR StationDLR
72 min walk
Greenwich DLR StationDLR
77 min walk
No bus stops within 400m

17

Walkability score

94

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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park357m
Santander docks (800m)0
Nearest cycle dock5.4 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: 11.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 2.8 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): 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 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

11 min walk

69%

Recommend GP

69%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalEltham Community Hospital · 803 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Royal (356 m)

Nearest supermarketThe Co-operative Food · 1.7 km
8 tennis courts4 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)

1.7km

Post office

Nearby shops

Footscray Off Licence864 m
Eltham Food & Wine908 m
Passey Place News & Wine915 m
Agoo Life Food Store942 m

Nearby cafes

Egg & Co338 m
Sue & Mems Cafe860 m
Munchies Cafe865 m
Raymonds Pie & Mash883 m

Nearby restaurants

Arawak Caribbean849 m
Econo Pizza852 m
Wings World852 m
Rice Drop852 m

Nearby pubs

The Royal356 m
The Bat and Ball826 m
The Park Tavern862 m
Old Post Office924 m

Nearby gyms

Coldharbour Leisure Centre603 m
MMA Fitness Gym912 m
Snap Fitness975 m
Eltham Centre1.1 km

Nearby pharmacies

Well Pharmacy902 m

Nearby health

Eltham Community Hospital803 m
Court Yard Surgery837 m
Food hygiene (5-star)100% of 9

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

EVCLUX LTD
IKIJA LTD
KRAFT VENTURES LTD
NESTE CARE LTD
TWQ LTD

Investment

Investment grade, yield and market outlook

49

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 score15/100
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

48.6

Price growth score

C
High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route5,082m
Crossrail 2 route14,659m

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)
15
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)
0
Largest scheme
16 homes · 96-100, 96-100, COURT ROAD, 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
Mottingham Court, Mottingham Court, Sidcup Road, SE9 4EW6 homes
completed
WOOD ACRE HOUSE, 201 COURT ROAD, ELTHAM, SE94 homes
not_started

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 5PB

Full postcodeSE9 5PB
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardMottingham, Coldharbour & New Eltham
Latitude51.442017
Longitude0.053559
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