Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48817, 0.09455

SE18 1ES— Plumstead & Glyndon, Greenwich

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

London's quiet achiever

 

Schools 50%Safety 69/100Transport 47/100⚠ Knotweed sites nearby

Best for: Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
48
Safety
69
Schools
46
Transport
47
Environment
68
Investment
73

The bottom line

SE18 1ES offers low crime — strong value for Investors who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE18 1ES

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 1ES

🛡️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🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

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How SE18 1ES has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Bannockburn Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 11 min walk

P8: -0.64A8: 36.6

50% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 16 min walk

5 primaries · 2 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

84

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 225m

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area86.8 m²

EPC breakdown

C
2%
D
6%
E
1%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Terraced 85%Flat 15%

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£217,000
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, 75 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

1996–2023 · CAGR

+7.4%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.5%

per year

Acceleration

-2.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 19 sales

Property Type Mix

Total: 19 sales

Terraced84.2%
Flat/maisonette15.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£58k£99k+69.8%2
Post-dot-com plateau2001–2002£54k£165k+205.6%1.5
Pre-crash peak2007–2007£147k£147k+0%2
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2013–2016£240k£375k+56.2%1
Brexit uncertainty2019–2019£160k£160k+0%1
Pandemic surge2020–2021£242k£390k+61.2%1
Rate-rise correction2022–2023£397k£395k-0.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
-8.9%
District
-8.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

PlumsteadNational Rail
9 min walk
Woolwich Arsenal DLR StationDLR
22 min walk
Abbey WoodElizabeth line
23 min walk
King George V DLR StationDLR
34 min walk
Gallions Reach DLR StationDLR
35 min walk
No bus stops within 400m

18

Walkability score

52

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)91
Nearest car park362m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
730m

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: 11.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Oxleas Woodlands SSSI — 3.1 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): 3

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

11 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

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

Nearest supermarketCo-op Food · 1.3 km
1 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)

983m

Post office

Nearby cafes

Boba & Co191 m

Nearby restaurants

Tiwa Tiwa163 m
Pizza & Sushi Restaurant436 m
Sushi & Piza Restaurant442 m
McDonald's702 m

Nearby pubs

O'Dowds365 m
Plume of Feathers454 m

Nearby gyms

Kids Paddling Pool706 m
Food hygiene (5-star)50% of 92

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 score12/100
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

10.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,942m
Crossrail 2 route13,465m

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)
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)
2

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)

ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, SE18152 homes
completed
ST NICHOLAS HOSPITAL (FORMER), ST NICHOLAS HOSPITAL (FORMER), TEWSON ROAD, RIVERDALE ROAD, SE1822 homes
completed
BACK LAND REAR OF, 52-86, BACK LAND REAR OF, 52-86, CERES ROAD, SE1816 homes
completed
Former NHS site, Former NHS site, Tewson Road, Plumstead, SE1816 homes
completed
PLUMSTEAD PUBLIC BATHS, 236, PLUMSTEAD PUBLIC BATHS, 236, PLUMSTEAD HIGH STREET, SE1815 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 1ES

Full postcodeSE18 1ES
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.488171
Longitude0.094554
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