Eltham Town & Avery Hill · Greenwich · Eltham and Chislehurst constituency · 51.44977, 0.05186

SE9 5PP— Eltham Town & Avery Hill, Greenwich

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

 

Schools 100%Safety 67/100Transport 41/100Yield 5.19%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
67
Schools
90
Transport
41
Environment
93
Investment
66

The bottom line

SE9 5PP 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 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+131.0% vs London avg

Deep-dive guides for SE9 5PP

🛡️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 5PP 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

Eltham Hill School

Not yet inspected · 6 min walk

P8: +0.25A8: 52.5

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 · 53 min walk

4 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Eltham Fire Station · 534m

Crime is +131% above London average

Property

Prices, sales volume and market trends

Avg floor area56.7 m²

EPC breakdown

C
7%

Based on 7 properties · Confidence: low

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£141,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

2000–2021 · CAGR

+6.1%

Total change

+248%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-23.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£69k£69k+0%1
Post-dot-com plateau2001–2002£88k£110k+25%2
Pre-crash peak2007–2007£155k£155k+0%2
GFC & correction2011–2011£138k£138k+0%2
Help-to-Buy recovery2014–2014£178k£178k+0%1
Brexit uncertainty2018–2018£228k£228k+0%1
Pandemic surge2021–2021£240k£240k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
4.6%
District
6.4%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
8 min walk
Woolwich Arsenal DLR StationDLR
58 min walk
Lewisham DLR StationDLR
60 min walk
Elverson Road DLR StationDLR
65 min walk
Greenwich DLR StationDLR
69 min walk
No bus stops within 400m

47

Walkability score

127

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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)

0

EV chargers (800m)

Total spaces (800m)96
Nearest car park272m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Orangery Lane Car Park96 spaces· yes
370m

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.2 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

2 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

Nearest hospitalEltham Community Hospital · 142 m
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

27

Restaurants (800m)

12

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

11

Convenience

Nearest supermarketThe Co-operative Food · 792 m
2 tennis courts5 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

948m

Post office

Nearby shops

Eltham Food & Wine40 m
Agoo Life Food Store78 m
TGJones120 m
J S News157 m

Nearby cafes

Coco’s Café and Espresso Bar29 m
Raymonds Pie & Mash148 m
Delicio171 m
Tasty Cafe185 m

Nearby restaurants

Daily Meal87 m
The Lale Restaurant115 m
Legends American Grill & Bar116 m
Favorable118 m

Nearby pubs

The Rusty Bucket70 m
Old Post Office158 m
The Park Tavern177 m
Draughts186 m

Nearby gyms

MMA Fitness Gym129 m
Snap Fitness317 m
Eltham Centre423 m
The Eltham Centre448 m

Nearby pharmacies

Well Pharmacy34 m
Dickinsons Chemist1.0 km

Nearby health

Court Yard Surgery83 m
Eltham Community Hospital142 m
S3 Dental374 m
Eltham Medical Centre850 m
Food hygiene (5-star)77% of 109

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
618

High street

A

High street health

Registered businesses

COSTILING LTD
ELECTROTVI LTD
LEZHA MARBLE LTD

Investment

Investment grade, yield and market outlook

66

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 score22/100
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

43.2

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,806m
Crossrail 2 route13,911m

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
No
Article 4 area
No
Listed buildings (800m)
36
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)
13
Largest scheme
144 homes · Grove Market Place & 60, Grove Market Place & 60, Eltham High Street, Eltham, SE9
Pipeline pressure
NONE

Named schemes (500m)

Grove Market Place & 60, Grove Market Place & 60, Eltham High Street, Eltham, SE9144 homes
completed
Former Eltham Baths, Former Eltham Baths, Eltham Hill, Eltham, SE9 5SU78 homes
completed
1 Passey Place, SE9 5DA11 homes
completed
142-144, 142-144, Eltham High Street, Eltham, SE9 1BJ7 homes
completed
18, 18, Court Yard, Eltham, SE9 5PZ6 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 5PP

Full postcodeSE9 5PP
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardEltham Town & Avery Hill
Latitude51.449771
Longitude0.051864
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