Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48986, 0.10041

SE18 1EQ— Plumstead & Glyndon, Greenwich

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

One of London's quieter, safer enclaves

 

Schools 50%Safety 85/100Transport 33/100

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
47
Safety
85
Schools
46
Transport
33
Environment
65
Investment
55

The bottom line

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

Less suited to Families.

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Location

SE18 1EQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE18 1EQ

🛡️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 1EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

St Thomas A Becket Roman Catholic Primary School

Not yet inspected · 4 min walk

KS2: 109.6

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 6 min walk

P8: -0.18A8: 44.1

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 11 min walk

3 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 · 673m

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area75.9 m²

EPC breakdown

C
11%
D
25%
E
3%

Based on 39 properties · Confidence: high

Street mix

Terraced 98%Detached 2%

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£189,750
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

1995–2023 · CAGR

+7.3%

Total change

+613%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

-11.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 52 sales

Property Type Mix

Total: 52 sales

Detached1.9%
Terraced98.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£72k+42.6%2.5
Post-dot-com plateau2001–2004£85k£144k+69.4%2.3
Pre-crash peak2006–2007£173k£182k+5.4%3.5
GFC & correction2008–2012£203k£159k-21.7%1
Help-to-Buy recovery2013–2016£194k£318k+63.7%2.2
Brexit uncertainty2017–2018£314k£337k+7.2%3.5
Pandemic surge2021–2021£368k£368k+0%2
Rate-rise correction2023–2023£360k£360k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.5%
District
7.5%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing1
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
Abbey WoodSoutheastern line
17.3 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
14 min walk
Abbey WoodElizabeth line
18 min walk
Woolwich Arsenal DLR StationDLR
27 min walk
Gallions Reach DLR StationDLR
36 min walk
King George V DLR StationDLR
37 min walk
No bus stops within 400m

14

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge45 min ↑
Victoria60 min ↑
Waterloo56 min ↑
Canary Wharf ★35 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)50
Nearest car park116m
Santander docks (800m)0
Nearest cycle dock6.8 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: 12.3 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Abbey Wood SSSI — 2.2 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.6 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

148

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Plume of Feathers (474 m)

No restaurants within 800m — nearest: Tiwa Tiwa (605 m)

Nearest supermarketCo-op Food · 965 m
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)

792m

Post office

Nearby shops

Cheers Mini Market585 m
H A Patel News776 m
St Nicholas Food & Wine787 m

Nearby cafes

Boba & Co639 m
C2K Cafe703 m

Nearby restaurants

Tiwa Tiwa605 m
Nom Nom Nom781 m

Nearby pubs

Plume of Feathers474 m

Nearby health

Nabil Habashi Dental Practice757 m
Food hygiene (5-star)56% of 43

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

55

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
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

8.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,387m
Crossrail 2 route13,735m

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)
4
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)
13
Largest scheme
27 homes · 2A, 2A, Wickham Lane, Abbey Wood, SE2
Pipeline pressure
NONE

Named schemes (500m)

24 CHURCH MANORWAY, ABBEY WOOD, LONDON, SE2 0HY16 homes
completed
BACK LAND REAR OF, 52-86, BACK LAND REAR OF, 52-86, CERES ROAD, SE1816 homes
completed
Land adj to 22, Land adj to 22, Church Manorway, Abbey Wood, SE2 9PH11 homes
completed
256-258, 256-258, Plumstead High Street, Plumstead, SE18 1JN8 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 1EQ

Full postcodeSE18 1EQ
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.489865
Longitude0.100408
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