Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48634, 0.08547

SE18 1AE— Plumstead & Glyndon, Greenwich

Location and area intelligence for SE18 1AE, Plumstead & Glyndon, Greenwich

The family fortress

 

Schools 80%Safety 76/100Transport 53/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
76
Schools
64
Transport
53
Environment
73
Investment
74

The bottom line

SE18 1AE offers exceptional schools (80% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

SE18 1AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for SE18 1AE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 1AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · 2 min walk

KS2: 104.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 5 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.4 incidents per 1,000 residents

Better than 57% of London
↑ Rising 310.7%

-27% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour23%
Other19%
Vehicle crime12%
Drug offences5%
Robbery3%
Theft2%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 438m

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area95.6 m²

EPC breakdown

C
3%
D
10%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Terraced 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 yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£239,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1997–2023 · CAGR

+8%

Total change

+648%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.7%

per year

Acceleration

-35.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 23 sales

Property Type Mix

Total: 23 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£57k£60k+5.2%1.7
Post-dot-com plateau2001–2004£107k£161k+50.5%2.3
Pre-crash peak2006–2007£169k£198k+17.2%2
GFC & correction2008–2008£227k£227k+0%1
Help-to-Buy recovery2013–2014£179k£269k+50%1
Brexit uncertainty2018–2018£365k£365k+0%1
Pandemic surge2020–2020£319k£319k+0%1
Rate-rise correction2022–2023£430k£427k-0.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
13.3%
District
13.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Woolwich StationElizabeth line line
14.6 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
5 min walk
Woolwich Arsenal DLR StationDLR
15 min walk
King George V DLR StationDLR
29 min walk
Abbey WoodElizabeth line
32 min walk
Gallions Reach DLR StationDLR
34 min walk
No bus stops within 400m

23

Walkability score

51

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge40 min ↑
Victoria60 min ↑
Waterloo55 min ↑
Canary Wharf ★34 min
City50 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)81
Nearest car park338m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
515m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 11.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.7 km

Energy

Solar: 861 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 4

Landslide susceptibility: Medium

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield861.4 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ABBEYSLADE PMS (DR CHAND)

111 BASILDON ROAD, ABBEY WOOD, SE2 0ER

19 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: O'Dowds (365 m)

Nearest supermarketM&S Foodhall · 1.2 km
3 tennis courts1 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)

0

Cinemas (2km)

323m

Post office

Nearby shops

T. West Supermarket878 m

Nearby cafes

Corner Cafe377 m
Boba & Co476 m
The Plumstead Pantry515 m
The Slade Cafe759 m

Nearby restaurants

Sushi & Piza Restaurant334 m
Pizza & Sushi Restaurant335 m
Rewa Sushi & Momo357 m
Fusion416 m

Nearby pubs

O'Dowds365 m
The Old Mill524 m
The Ship688 m
The Star Inn758 m

Nearby gyms

Kids Paddling Pool647 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist873 m

Nearby health

Heronsgate Medical Centre802 m
Food hygiene (5-star)56% of 128

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

A

High street health

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

22.7

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,279m
Crossrail 2 route13,018m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,233 nationally

2,038

Est. population

19,284/km²

56%

Employed

33%

Degree educated

£43,800

Median income

7.3%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

22%
26%
24%
18%
Under 1822%
18–3426%
35–4924%
50–6418%
65+10%

Tenure

18%
18%
42%
20%
Own outright18%
Own (mortgage)18%
Private rent42%
Social rent20%
Shared ownership1%

Ethnicity

21%
40%
18%
White British21%
White Other8%
Asian40%
Black18%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine29%
No car household45%
Unemployed5%
No qualifications27%

Housing tenure (Census 2021)

Private rent42%
Social rent20%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
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)
9
Largest scheme
54 homes · PHASE 2, PHASE 2, ELMLEY STREET, SE18
Pipeline pressure
NONE

Named schemes (500m)

PHASE 2, PHASE 2, ELMLEY STREET, SE1854 homes
completed
JUNCTION OF, JUNCTION OF, ELMLEY STREET, GLYNDON ROAD, SE1847 homes
completed
Richard Neve House, 57, Richard Neve House, 57, Plumstead High Street, Plumstead, SE18 1SB43 homes
completed
GRIFFIN MANOR SCHOOL, GRIFFIN MANOR SCHOOL, PLUMSTEAD HIGH STREET, SE1832 homes
completed
CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE, SE1828 homes
completed

Politics

Local councillors and MP

Ward majority
Labour and Co-operative Party
Ward majority vote
14.0%
Ward turnout
37%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Tammy AghedoLabour and Co-operative Party
Jit RanabhatLabour and Co-operative Party
Adel KhairehLabour and Co-operative Party

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Key facts for SE18 1AE

Full postcodeSE18 1AE
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.486337
Longitude0.085467
Parliamentary constituencyErith and Thamesmead
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