Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48786, 0.08761

SE18 1QS— Plumstead & Glyndon, Greenwich

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

The family fortress

 

Schools 80%Safety 78/100Transport 50/100

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
56
Safety
78
Schools
64
Transport
50
Environment
66
Investment
66

The bottom line

SE18 1QS offers exceptional schools (80% Good/Outstanding) and low crime — a strong choice for Families.

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Location

SE18 1QS

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 1QS

🛡️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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How SE18 1QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Conway Primary School

Not yet inspected · 1 min walk

KS2: 109.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 7 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 22 min walk

8 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 274m

Crime is +26% above London average

Property

Prices, sales volume and market trends

Avg floor area80.7 m²

EPC breakdown

C
2%
D
9%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 100%

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£201,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

2003–2015 · CAGR

+4.5%

Total change

+69%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.4%

per year

Acceleration

+37.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£160k£160k+0%1
Pre-crash peak2006–2006£187k£187k+0%1
GFC & correction2008–2010£250k£217k-13.2%1
Help-to-Buy recovery2015–2015£270k£270k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

PlumsteadNational Rail
4 min walk
Woolwich Arsenal DLR StationDLR
16 min walk
King George V DLR StationDLR
29 min walk
Abbey WoodElizabeth line
29 min walk
Gallions Reach DLR StationDLR
32 min walk
No bus stops within 400m

23

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge40 min ↑
Victoria60 min ↑
Waterloo55 min ↑
Canary Wharf ★34 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)81
Nearest car park260m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
388m

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: 11.5 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.9 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

17 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

5

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

57

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.2 km
1 tennis courts1 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)

516m

Post office

Nearby shops

T. West Supermarket760 m

Nearby cafes

Boba & Co315 m
Corner Cafe563 m
The Plumstead Pantry723 m
The Slade Cafe918 m

Nearby restaurants

Pizza & Sushi Restaurant111 m
Sushi & Piza Restaurant112 m
Fusion325 m
McDonald's366 m

Nearby pubs

O'Dowds143 m
The Old Mill728 m
The Ship912 m
The Princess Alice1.2 km

Nearby gyms

Kids Paddling Pool707 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist761 m

Nearby health

Heronsgate Medical Centre703 m
Food hygiene (5-star)54% of 121

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

66

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
Gentrification score14/100
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

19.8

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,475m
Crossrail 2 route13,061m

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)
2
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)
8
Largest scheme
152 homes · ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

PHASE 2, PHASE 2, ELMLEY STREET, SE1854 homes
completed
JUNCTION OF, JUNCTION OF, ELMLEY STREET, GLYNDON ROAD, SE1847 homes
completed
Richard Neve House, 57, Richard Neve House, 57, Plumstead High Street, Plumstead, SE18 1SB43 homes
completed
GRIFFIN MANOR SCHOOL, GRIFFIN MANOR SCHOOL, PLUMSTEAD HIGH STREET, SE1832 homes
completed
92-276 CONWAY HOUSE, 92-276 CONWAY HOUSE, LAKEDALE ROAD, SE1829 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 1QS

Full postcodeSE18 1QS
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.487863
Longitude0.087611
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
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