Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48392, 0.09622

SE18 1PD— Plumstead & Glyndon, Greenwich

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

 

Schools 33%Safety 71/100Transport 34/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
45
Safety
71
Schools
36
Transport
34
Environment
74
Investment
58

The bottom line

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

Less suited to Families.

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Location

SE18 1PD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: GoodInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+93.0% vs London avg

Deep-dive guides for SE18 1PD

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

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Postcode Personality

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How SE18 1PD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

36

Education score

Fair for families
—

Primary

Bannockburn Primary School

Not yet inspected · Inspected Jun 2025 · 5 min walk

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 10 min walk

P8: -0.64A8: 36.6

33% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

125.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+62% vs borough

Crime by type

Other32%
Violence & sexual offences26%
Anti-social behaviour14%
Drug offences10%
Vehicle crime10%
Robbery4%
Theft3%
Burglary2%

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 · 512m

Crime is +93% above 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£3,372/m²
Price per ft²£313/ft²
Avg floor area75 m²

EPC breakdown

D
15%
E
7%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 7%Terraced 88%Flat 5%

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£187,500
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

1995–2025 · CAGR

+5.5%

Total change

+403%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.1%

per year

Acceleration

-12.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached7.5%
Terraced87.5%
Flat/maisonette5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£87k+68.4%2.3
Post-dot-com plateau2002–2004£124k£156k+24.9%2.7
Pre-crash peak2005–2007£166k£193k+16.4%1.3
GFC & correction2008–2009£200k£137k-31.5%1
Help-to-Buy recovery2013–2016£194k£328k+69.2%2.2
Brexit uncertainty2017–2018£370k£360k-2.7%1
Pandemic surge2020–2020£355k£355k+0%3
Rate-rise correction2022–2023£341k£425k+24.6%1.5
Current market2024–2025£360k£259k-28.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7%
District
7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
22.9 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
13 min walk
Abbey WoodElizabeth line
24 min walk
Woolwich Arsenal DLR StationDLR
25 min walk
King George V DLR StationDLR
39 min walk
Gallions Reach DLR StationDLR
41 min walk
No bus stops within 400m

15

Walkability score

49

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

1

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)11
Nearest car park484m
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 waterMEDIUM
Medium
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 AONB47% green spaceTree canopy: 19%
More green space than 94% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.8 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

49

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 (306 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)

1.1km

Post office

Nearby cafes

Boba & Co482 m
Belly Busters766 m
The Slade Cafe779 m

Nearby restaurants

Tiwa Tiwa430 m
Pizza & Sushi Restaurant767 m
Sushi & Piza Restaurant773 m
The Charcoal Grill791 m

Nearby pubs

Plume of Feathers306 m
O'Dowds704 m

Nearby gyms

Kids Paddling Pool371 m
Food hygiene (5-star)51% of 73

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

58

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
7.4% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months1

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

8/100

Velocity score

Future outlook

25.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,916m
Crossrail 2 route13,798m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,717 nationally

2,163

Est. population

16,615/km²

54%

Employed

36%

Degree educated

£38,900

Median income

8.0%

Claimant rate

SuburbanVery high densityEstablished mixed

37

Community stability

Age profile

29%
23%
20%
18%
Under 1829%
18–3423%
35–4921%
50–6418%
65+10%

Tenure

16%
25%
37%
21%
Own outright16%
Own (mortgage)25%
Private rent37%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

25%
20%
34%
White British25%
White Other9%
Asian20%
Black34%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine25%
No car household45%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Private rent37%
Social rent21%

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)
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)

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 1PD

Full postcodeSE18 1PD
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.483924
Longitude0.096217
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