Middle Park & Horn Park · Greenwich · Eltham and Chislehurst constituency · 51.44508, 0.03720

SE9 5SA— Middle Park & Horn Park, Greenwich

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

The family fortress

 

Schools 100%Safety 84/100Transport 34/100Yield 5.19%

Best for: Families

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

Liveability
56
Safety
84
Schools
100
Transport
34
Environment
93
Investment
58

The bottom line

SE9 5SA 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 5SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.7% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for SE9 5SA

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE9 5SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Middle Park Primary School

Not yet inspected · Inspected Jan 2025 · 1 min walk

KS2: 104.9

★★★

Secondary

Harris Academy Greenwich

Outstanding · Inspected Mar 2022 · 9 min walk

P8: +0.46A8: 50.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pound Park Nursery School

Not inspected · 58 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.4 incidents per 1,000 residents

Better than 64% of London
→ Stable

-37% vs borough

Crime by type

Violence & sexual offences42%
Anti-social behaviour19%
Other19%
Drug offences14%
Vehicle crime4%
Burglary1%
Theft0%
Robbery0%

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 · 1.7km

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area65.3 m²

EPC breakdown

C
4%
D
7%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 25%Flat 75%

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£163,250
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
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

2002–2020 · CAGR

+4.7%

Total change

+128%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.6%

per year

Acceleration

-22.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 8 sales

Property Type Mix

Total: 8 sales

Terraced25%
Flat/maisonette75%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£130k£130k+0%1
GFC & correction2008–2009£155k£136k-12.1%1.5
Help-to-Buy recovery2013–2013£170k£170k+0%1
Brexit uncertainty2017–2018£285k£325k+14%1
Pandemic surge2020–2020£297k£297k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Mottingham

Nearby stations

MottinghamNational Rail
13 min walk
Lewisham DLR StationDLR
51 min walk
Elverson Road DLR StationDLR
58 min walk
Greenwich DLR StationDLR
64 min walk
Deptford Bridge DLR StationDLR
66 min walk
No bus stops within 400m

27

Walkability score

179

Footpaths (500m)

0

Santander docks (800m)

4.3 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria61 min ↑
Waterloo47 min ↑
Canary Wharf55 min ↑
City49 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

44

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)25
Nearest car park39m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Elmstead Pit SSSI — 3.2 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

EVEREST HEALTH PARTNERSHIP

71 SHERARD ROAD, ELTHAM, SE9 6ER

17 min walk

58%

Recommend GP

58%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEltham Community Hospital · 1.2 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

256

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

0

Convenience

Nearest supermarketCostcutter · 1.5 km
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Co-op Food1.2 km

Nearby cafes

Sue & Mems Cafe992 m

Nearby restaurants

Food Dhaba230 m
Frying Pan237 m
Flavours Indian Takaway248 m
Morley's263 m

Nearby gyms

Eric Liddell Sports Centre846 m
Food hygiene (5-star)72% of 18

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

58

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 score12/100
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

14.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route3,902m
Crossrail 2 route13,705m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,249 nationally

1,591

Est. population

11,757/km²

57%

Employed

26%

Degree educated

£37,100

Median income

7.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

30%
18%
23%
18%
Under 1830%
18–3418%
35–4923%
50–6418%
65+11%

Tenure

22%
56%
Own outright10%
Own (mortgage)22%
Private rent11%
Social rent56%
Shared ownership0%
Rent free1%

Ethnicity

57%
13%
17%
White British57%
White Other14%
Asian4%
Black17%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household38%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Social rent56%
Private rent11%

vs. London

Income vs London-11.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Planning apps (12 months)
3
Planning apps (3 years)
1
Local approval rate
33%
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
2 homes · The Dutch House, The Dutch House, Sidcup Road, Eltham, SE9 9AL
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

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Key facts for SE9 5SA

Full postcodeSE9 5SA
Postcode districtSE9
BoroughLondon Borough of Greenwich
WardMiddle Park & Horn Park
Latitude51.445081
Longitude0.037205
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