Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48625, 0.09097

SE18 1PR— Plumstead & Glyndon, Greenwich

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

The family fortress

 

Schools 75%Safety 78/100Transport 44/100Only 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
78
Schools
61
Transport
44
Environment
66
Investment
45

The bottom line

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

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

Less suited to Car-free commuters.

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Location

SE18 1PR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for SE18 1PR

🛡️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 Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE18 1PR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Conway Primary School

Not yet inspected · 3 min walk

KS2: 109.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 7 min walk

P8: -0.64A8: 36.6

75% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.9 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

+6% vs borough

Crime by type

Other26%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime12%
Burglary8%
Drug offences7%
Robbery4%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 141m

Crime is +26% above London average

Property

12 Jun

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£16/m²
Price per ft²£1/ft²
Avg floor area65 m²

EPC breakdown

C
5%
D
15%
E
7%
F
4%
G
1%

Based on 32 properties · Confidence: high

Street mix

Terraced 71%Flat 8%Other 21%

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£162,500
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, no 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

2001–2022 · CAGR

+7.1%

Total change

+321%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-33.68

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 16 sales

Property Type Mix

Total: 16 sales

Terraced93.8%
Flat/maisonette6.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£95k£142k+48.9%2.2
GFC & correction2008–2009£194k£191k-1.6%1
Help-to-Buy recovery2013–2016£218k£286k+31.3%1.5
Brexit uncertainty2019–2019£390k£390k+0%1
Rate-rise correction2022–2022£400k£400k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.6%
District
7.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

16

Walkability score

37

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)81
Nearest car park44m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
666m

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: 11.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 16%
More green space than 76% 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): 4

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

14 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.8 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

50

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.5 km
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)

702m

Post office

Nearby cafes

Boba & Co151 m
The Plumstead Pantry704 m
Corner Cafe757 m
The Slade Cafe779 m

Nearby restaurants

Tiwa Tiwa166 m
Pizza & Sushi Restaurant333 m
Sushi & Piza Restaurant339 m
Fusion617 m

Nearby pubs

O'Dowds282 m
Plume of Feathers609 m
The Old Mill697 m

Nearby gyms

Kids Paddling Pool469 m
Food hygiene (5-star)51% of 107

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

45

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

34.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,638m
Crossrail 2 route13,352m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,377 nationally

2,370

Est. population

20,292/km²

63%

Employed

30%

Degree educated

£38,900

Median income

5.5%

Claimant rate

Inner cityVery high densityRenters

34

Community stability

Age profile

23%
23%
25%
19%
Under 1823%
18–3423%
35–4925%
50–6419%
65+9%

Tenure

14%
20%
42%
24%
Own outright14%
Own (mortgage)20%
Private rent42%
Social rent24%
Shared ownership0%
Rent free0%

Ethnicity

15%
43%
18%
16%
White British15%
White Other5%
Asian43%
Black18%
Mixed3%
Other16%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine33%
No car household45%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Private rent42%
Social rent24%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
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)
2

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)

ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, SE18152 homes
completed
Richard Neve House, 57, Richard Neve House, 57, Plumstead High Street, Plumstead, SE18 1SB43 homes
completed
92-276 CONWAY HOUSE, 92-276 CONWAY HOUSE, LAKEDALE ROAD, SE1829 homes
completed
CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE, SE1828 homes
completed
ST NICHOLAS HOSPITAL (FORMER), ST NICHOLAS HOSPITAL (FORMER), TEWSON ROAD, RIVERDALE ROAD, SE1822 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 1PR

Full postcodeSE18 1PR
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.486248
Longitude0.090966
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