Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48977, 0.09784

SE18 1EF— Plumstead & Glyndon, Greenwich

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

One of London's quieter, safer enclaves

 

Schools 0%Safety 85/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
42
Safety
85
Schools
16
Transport
35
Environment
64
Investment
36

The bottom line

SE18 1EF offers low crime — a strong choice for Most buyers.

Less suited to Families.

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Location

SE18 1EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-7.4% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for SE18 1EF

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

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Postcode Personality

🔒 Very Safe

“One of London's quieter, safer enclaves”

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How SE18 1EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

Bannockburn Primary School

Not yet inspected · Inspected Jun 2025 · 5 min walk

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 8 min walk

P8: -0.18A8: 44.1

0% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.8 incidents per 1,000 residents

Better than 73% of London
→ Stable

-51% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences20%
Other19%
Vehicle crime16%
Drug offences7%
Burglary5%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 509m

Crime is 42% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,338/m²
Price per ft²£682/ft²
Avg floor area78.3 m²

EPC breakdown

C
7%
D
15%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 13%Terraced 81%Detached 6%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£195,750
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
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

1997–2024 · CAGR

+9.3%

Total change

+1013%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.3%

per year

Acceleration

+41.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 28 sales

Property Type Mix

Total: 28 sales

Detached7.1%
Semi-detached10.7%
Terraced82.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£53k£79k+49.1%2
Post-dot-com plateau2002–2004£129k£174k+34.5%2.5
Pre-crash peak2005–2007£175k£194k+10.6%1.3
GFC & correction2008–2011£225k£170k-24.4%1
Help-to-Buy recovery2014–2014£219k£219k+0%1
Brexit uncertainty2017–2019£351k£325k-7.5%2.5
Pandemic surge2021–2021£375k£375k+0%1
Current market2024–2024£590k£590k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
8.7%
District
8.7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Abbey WoodSoutheastern line
19.5 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
12 min walk
Abbey WoodElizabeth line
20 min walk
Woolwich Arsenal DLR StationDLR
25 min walk
King George V DLR StationDLR
35 min walk
Gallions Reach DLR StationDLR
35 min walk
No bus stops within 400m

15

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge47 min ↑
Victoria61 min ↑
Waterloo57 min ↑
Canary Wharf ★36 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)61
Nearest car park252m
Santander docks (800m)0
Nearest cycle dock6.6 km

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: 12.1 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 2.3 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): 2

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

9 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.4 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Plume of Feathers (477 m)

Nearest supermarketCo-op Food · 1.1 km
2 tennis courts

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)

953m

Post office

Nearby shops

Cheers Mini Market733 m

Nearby cafes

Boba & Co477 m

Nearby restaurants

Tiwa Tiwa452 m
Pizza & Sushi Restaurant669 m
Sushi & Piza Restaurant674 m

Nearby pubs

Plume of Feathers477 m
O'Dowds606 m

Nearby gyms

Kids Paddling Pool955 m
Food hygiene (5-star)58% of 67

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

36

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

25.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,215m
Crossrail 2 route13,582m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,297 nationally

2,195

Est. population

13,711/km²

56%

Employed

32%

Degree educated

£38,900

Median income

5.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

27%
21%
21%
18%
Under 1827%
18–3421%
35–4921%
50–6418%
65+13%

Tenure

20%
28%
34%
17%
Own outright20%
Own (mortgage)28%
Private rent34%
Social rent17%
Shared ownership0%
Rent free1%

Ethnicity

21%
31%
26%
White British21%
White Other10%
Asian31%
Black26%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household37%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Private rent34%
Social rent17%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Borough approval rate
64%
Historic landfill (400m)
1
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)
11
Largest scheme
152 homes · ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

BACK LAND REAR OF, 52-86, BACK LAND REAR OF, 52-86, CERES ROAD, SE1816 homes
completed
PLUMSTEAD PUBLIC BATHS, 236, PLUMSTEAD PUBLIC BATHS, 236, PLUMSTEAD HIGH STREET, SE1815 homes
completed
256-258, 256-258, Plumstead High Street, Plumstead, SE18 1JN8 homes
completed
56 BANNOCKBURN ROAD, PLUMSTEAD, LONDON, SE18 1EP6 homes
completed
South side of railway lines, South side of railway lines, Church Manor Way, Marmadon Road, SE26 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 1EF

Full postcodeSE18 1EF
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.489767
Longitude0.097839
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