The bottom line
SE9 5QL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.
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Toggle the things that matter to you — see how SE9 5QL scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE9 5QL
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Postcode Personality
“The family fortress”
How SE9 5QL has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
60
Education score
Primary
Middle Park Primary School
Not yet inspected · Inspected Jan 2025 · 10 min walk
KS2: 104.9
Secondary
Eltham Hill School
Not yet inspected · 14 min walk
100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km
Childcare
Childcare
Pound Park Nursery School
Not inspected · 64 min walk
2 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
69.2 incidents per 1,000 residents
-11% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Eltham Fire Station · 1.3km
Crime is +6% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 18 properties · Confidence: medium
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2001–2002 · CAGR
+47.9%
Total change
+48%
Market Activity
Price Velocity & Acceleration
Current Velocity
+47.9%
per year
Acceleration
+0.00
change in velocity
Market State
Strong growth
Price Distribution
P25: £50k–£75k · P75: £75k–£100k · 2 sales
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2001–2002 | £60k | £88k | +47.9% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
23
Walkability score
79
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
30
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Elmstead Pit SSSI — 2.7 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
ELTHAM PALACE SURGERY
ELTHAM PALACE SURGERY, 30 PASSEY PLACE, ELTHAM, SE9 5DQ
13 min walk
69%
Recommend GP
69%
Overall GP experience
0
GPs within 1km
0
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
108
Parks (1km)
8
Restaurants (800m)
3
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
15
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
1
Cinemas (2km)
1.5km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
56
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
23.4
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 3,503 nationally
1,575
Est. population
3,706/km²
60%
Employed
27%
Degree educated
£37,100
Median income
9.0%
Claimant rate
44
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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