SE9 encompasses Eltham and surrounding areas in southeast London, currently in late-stage gentrification with a trajectory score of 41.8 out of 100, placing it in the 11th percentile nationally. Property prices have grown at a compound annual rate of 0.6% over five years, significantly lagging broader market trends, while rental yields present a contrasting picture with 5.1% annual growth over the same period. Population growth remains modest at 0.8% across five years. The divergence between price appreciation and rental growth suggests rental market dynamics are outpacing capital value increases in this district, a pattern relevant for investors prioritising income over capital gains.
Domain breakdown
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See plans from £20/moKey signals
- 1Property prices up 0.5% over 5 years (5yr CAGR)
- 2Rents growing at 5.1% per year
- 3Population growing at 0.8% per year
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What's changing in Eltham · June 2026
The trajectory score moved up 0.7 points this month to 42/100, driven mainly by demand.
110 planning applications submitted in SE9 over the last six months.
Eltham (SE9) common questions
Is Eltham up and coming?
Praesago's gentrification model currently classifies Eltham (SE9) as Late-Stage. Its trajectory score is 42/100 (Average), in the top 87% of districts nationally. The score is up 3.8 points over the last 12 months.
Is Eltham safe?
Eltham has a safety score of 47/100 on Praesago's index, based on police.uk recorded crime data.
What is the average house price in Eltham?
The average property price in Eltham (SE9) is £669k as of January 2026, based on UK House Price Index data. Prices have grown at 0.5% per year over the last five years.
What is the average rent in Eltham?
The median monthly rent in Eltham (SE9) is £1,804 (2026), based on ONS private rental data.
Which areas are near Eltham?
Neighbouring postcode districts include Ilford (IG4), Ilford (IG2), Ilford (IG1), Ilford (IG3), Ilford (IG5). Each has its own monthly data page on Praesago.
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Disclaimer: Praesago provides data analytics and market intelligence. Nothing on this platform constitutes financial advice, investment advice, or a personal recommendation. Property values can fall as well as rise. Past performance does not predict future results. Seek independent financial and legal advice before making property investment decisions.