Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48523, 0.10002

SE18 1LR— Plumstead & Glyndon, Greenwich

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

London's quiet achiever

 

Schools 0%Safety 72/100Transport 32/100

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
38
Safety
72
Schools
16
Transport
32
Environment
69
Investment
52

The bottom line

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

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how SE18 1LR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE18 1LR meets your needs.

Location

SE18 1LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+82.0% vs London avg

Deep-dive guides for SE18 1LR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE18 1LR with:

Postcode Personality

🌳 Good Parks🔒 Very Safe

“London's quiet achiever”

Share:WhatsAppShare on X

How SE18 1LR 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 · 12 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 · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

118.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+53% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences23%
Other22%
Vehicle crime15%
Drug offences7%
Burglary7%
Theft2%
Robbery0%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

8

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 642m

Crime is +82% above London average

Property

Prices, sales volume and market trends

Avg floor area86.3 m²

EPC breakdown

B
8%
C
19%
D
5%

Based on 32 properties · Confidence: high

Street mix

Semi 20%Terraced 30%Flat 50%

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£215,750
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
WallsCavity wall, filled cavity
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

2005–2022 · CAGR

+4.9%

Total change

+125%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.3%

per year

Acceleration

-157.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached20%
Terraced30%
Flat/maisonette50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£162k£163k+0.3%1.3
Help-to-Buy recovery2014–2015£180k£235k+30.6%1.5
Brexit uncertainty2018–2018£532k£532k+0%2
Rate-rise correction2022–2022£365k£365k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
19.3 min walk
Plumstead

Nearby stations

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

14

Walkability score

51

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)11
Nearest car park627m
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: 12.4 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

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 · 3.2 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

75

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Tiwa Tiwa (542 m)

Nearest supermarketCo-op Food · 980 m
1 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)

1.2km

Post office

Nearby shops

Cheers Mini Market533 m

Nearby cafes

Boba & Co602 m

Nearby restaurants

Tiwa Tiwa542 m

Nearby pubs

Plume of Feathers51 m

Nearby gyms

Kids Paddling Pool672 m
Food hygiene (5-star)51% of 39

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

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gentrification score11/100
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

5.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,209m
Crossrail 2 route13,955m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,083 nationally

1,802

Est. population

18,594/km²

59%

Employed

33%

Degree educated

£42,000

Median income

9.2%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

28%
23%
23%
18%
Under 1828%
18–3423%
35–4923%
50–6418%
65+9%

Tenure

17%
27%
45%
Own outright11%
Own (mortgage)17%
Private rent27%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

28%
15%
15%
31%
White British28%
White Other15%
Asian15%
Black31%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine28%
No car household45%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent45%
Private rent27%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
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)
13
Largest scheme
152 homes · ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

2A, 2A, Wickham Lane, Abbey Wood, SE227 homes
completed
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
PLUMSTEAD PUBLIC BATHS, 236, PLUMSTEAD PUBLIC BATHS, 236, PLUMSTEAD HIGH STREET, SE1815 homes
completed
63-71, 63-71, Rockmount Road, Plumstead, SE18 1LG12 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

Live in SE18 1LR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE18 1LR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE18 1LR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE18 1LR

Full postcodeSE18 1LR
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.485231
Longitude0.100022
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