Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48680, 0.09603

SE18 1HE— Plumstead & Glyndon, Greenwich

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

High-connectivity investment target

 

Schools 0%Safety 69/100Transport 45/100~6% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
41
Safety
69
Schools
16
Transport
45
Environment
69
Investment
67

The bottom line

SE18 1HE offers low crime — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

SE18 1HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for SE18 1HE

🛡️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

“High-connectivity investment target”

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How SE18 1HE 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 · 1 min walk

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 12 min walk

P8: -0.18A8: 44.1

0% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 14 min walk

6 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 323m

Crime is +59% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£4,441/m²
Price per ft²£413/ft²
Avg floor area77.2 m²

EPC breakdown

C
24%
D
22%
E
1%
F
1%

Based on 48 properties · Confidence: high

Street mix

Terraced 30%Detached 2%Flat 68%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£193,000
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)
Roof(another dwelling above)
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

1996–2026 · CAGR

+3.9%

Total change

+216%

Market Activity

Price Velocity & Acceleration

Current Velocity

+186.5%

per year

Acceleration

+153.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £75k–£100k · 40 sales

Property Type Mix

Total: 40 sales

Terraced35%
Flat/maisonette65%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£109k£55k-49.4%2.2
Post-dot-com plateau2001–2003£93k£85k-8.8%2.7
Pre-crash peak2005–2007£115k£120k+4.3%2
GFC & correction2008–2011£170k£170k+0%1
Help-to-Buy recovery2015–2015£191k£191k+0%3
Brexit uncertainty2017–2017£280k£280k+0%1
Pandemic surge2021–2021£260k£260k+0%1
Rate-rise correction2022–2023£265k£137k-48.5%2.5
Current market2024–2026£90k£344k+281.9%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
4%
District
4%
Terraced+0% α
Local
5.9%
District
5.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

18

Walkability score

42

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)11
Nearest car park400m
Santander docks (800m)0
Nearest cycle dock6.5 km

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
NoiseHIGH
road
Noisier 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 AONB31% green spaceTree canopy: 37%
More green space than 86% of London

Nearest SSSI: Oxleas Woodlands SSSI — 3.0 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

10 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 10.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Plume of Feathers (285 m)

Nearest supermarketCo-op Food · 1.2 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)

1.1km

Post office

Nearby cafes

Boba & Co282 m

Nearby restaurants

Tiwa Tiwa224 m
Pizza & Sushi Restaurant576 m
Sushi & Piza Restaurant583 m

Nearby pubs

Plume of Feathers285 m
O'Dowds505 m

Nearby gyms

Kids Paddling Pool605 m
Food hygiene (5-star)54% of 95

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

67

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
Gross yield
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

24.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,993m
Crossrail 2 route13,628m

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%
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
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

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 1HE

Full postcodeSE18 1HE
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.486805
Longitude0.096032
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