Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48815, 0.08643

SE18 1AF— Plumstead & Glyndon, Greenwich

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

The practical family move

 

Schools 80%Safety 69/100Transport 55/100

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
69
Schools
64
Transport
55
Environment
60
Investment
73

The bottom line

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

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Location

SE18 1AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for SE18 1AF

🛡️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🔒 Very Safe

“The practical family move”

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How SE18 1AF 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 · 1 min walk

KS2: 104.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 7 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

103.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1081.0%

+34% vs borough

Crime by type

Other29%
Violence & sexual offences23%
Anti-social behaviour19%
Vehicle crime8%
Drug offences8%
Robbery6%
Burglary4%
Theft3%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 361m

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area90.9 m²

EPC breakdown

C
23%
D
8%
E
4%

Based on 35 properties · Confidence: high

Street mix

Terraced 97%Flat 3%

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£227,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,485
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.9%

Total change

+616%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-8.63

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 30 sales

Property Type Mix

Total: 30 sales

Terraced96.7%
Flat/maisonette3.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£51k£85k+66.7%1.6
Post-dot-com plateau2001–2004£96k£169k+76%1.8
Pre-crash peak2005–2006£173k£177k+2.6%2
GFC & correction2008–2011£200k£206k+3%1.3
Help-to-Buy recovery2013–2015£202k£295k+46%1
Brexit uncertainty2017–2019£352k£362k+2.8%1
Pandemic surge2020–2021£336k£365k+8.6%1
Rate-rise correction2022–2022£365k£365k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
11.4%
District
11.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing3
Trend Position75

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
14.3 min walk
Plumstead

Nearby stations

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

27

Walkability score

58

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)

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Parking & EV

Car parks, spaces and charging points

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)81
Nearest car park327m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
327m

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: 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: 11.4 km away✗ Not Green Belt✗ Not AONB1% green spaceTree canopy: 40%
Less green space than 93% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.9 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

18 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalQueen Elizabeth Hospital · 2.8 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.2 km
3 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

459m

Post office

Nearby shops

T. West Supermarket700 m

Nearby cafes

Boba & Co402 m
Corner Cafe502 m
The Plumstead Pantry726 m
The Slade Cafe951 m

Nearby restaurants

Sushi & Piza Restaurant146 m
Pizza & Sushi Restaurant149 m
Fusion250 m
McDonald's309 m

Nearby pubs

O'Dowds207 m
The Old Mill735 m
The Ship896 m
The Star Inn962 m

Nearby gyms

Kids Paddling Pool772 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist699 m

Nearby health

Heronsgate Medical Centre636 m
Food hygiene (5-star)54% of 133

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

73

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 score13/100
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

17.7

Price growth score

E
Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,408m
Crossrail 2 route12,974m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,845 nationally

2,403

Est. population

10,730/km²

52%

Employed

34%

Degree educated

£38,900

Median income

8.2%

Claimant rate

Inner cityHigh densityRenters

31

Community stability

Age profile

26%
28%
19%
15%
Under 1826%
18–3428%
35–4919%
50–6415%
65+13%

Tenure

40%
35%
Own outright12%
Own (mortgage)12%
Private rent40%
Social rent35%
Shared ownership1%
Rent free1%

Ethnicity

14%
19%
39%
19%
White British14%
White Other19%
Asian39%
Black19%
Mixed3%
Other6%

Employment & lifestyle

Managerial / professional15%
Routine / semi-routine27%
No car household56%
Unemployed5%
No qualifications28%

Housing tenure (Census 2021)

Private rent40%
Social rent35%

vs. London

Income vs London-7.4%

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)
8
Largest scheme
152 homes · ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, 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
92-276 CONWAY HOUSE, 92-276 CONWAY HOUSE, LAKEDALE ROAD, SE1829 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 1AF

Full postcodeSE18 1AF
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.488145
Longitude0.086428
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