Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48207, 0.08687

SE18 1RN— Plumstead & Glyndon, Greenwich

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

The family fortress

 

Schools 83%Safety 83/100Transport 37/100

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
56
Safety
83
Schools
66
Transport
37
Environment
73
Investment
52

The bottom line

SE18 1RN offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE18 1RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for SE18 1RN

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 1RN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

Greenslade Primary School

Not yet inspected · 3 min walk

KS2: 105.9

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 2 min walk

P8: -0.64A8: 36.6

83% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.1 incidents per 1,000 residents

Better than 59% of London
→ Stable

-30% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour24%
Other22%
Vehicle crime16%
Burglary4%
Drug offences2%
Theft2%
Robbery1%

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 · 682m

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area109.6 m²

EPC breakdown

C
2%
D
5%
E
1%

Based on 8 properties · Confidence: low

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£274,000
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)
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

1998–2024 · CAGR

+7.1%

Total change

+492%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.2%

per year

Acceleration

-75.77

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£75k£75k+0%1
Post-dot-com plateau2001–2004£91k£177k+94.5%1.5
Pre-crash peak2006–2006£215k£215k+0%1
GFC & correction2011–2011£210k£210k+0%2
Help-to-Buy recovery2014–2014£250k£250k+0%1
Pandemic surge2021–2021£440k£440k+0%1
Current market2024–2024£441k£441k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.3%
District
4.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

PlumsteadNational Rail
11 min walk
Woolwich Arsenal DLR StationDLR
19 min walk
Abbey WoodElizabeth line
32 min walk
King George V DLR StationDLR
35 min walk
Gallions Reach DLR StationDLR
40 min walk
No bus stops within 400m

21

Walkability score

51

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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)51
Nearest car park525m
Santander docks (800m)0
Nearest cycle dock6.0 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: 11.5 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 28%
More green space than 93% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.3 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

20 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.5 km
3 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)

598m

Post office

Nearby cafes

The Plumstead Pantry223 m
The Slade Cafe275 m
Belly Busters297 m
Corner Cafe643 m

Nearby restaurants

The Charcoal Grill310 m
Spice Island439 m
Wood Pizza Time549 m
Rewa Sushi & Momo629 m

Nearby pubs

The Old Mill200 m
The Ship475 m
The Star Inn562 m
The Plum Tree Beer Shop586 m

Nearby gyms

Kids Paddling Pool341 m
Food hygiene (5-star)57% 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

E

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 score14/100
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

15.4

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,235m
Crossrail 2 route13,350m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,292 nationally

1,644

Est. population

23,549/km²

64%

Employed

46%

Degree educated

£43,800

Median income

7.8%

Claimant rate

SuburbanVery high densityEstablished mixed

46

Community stability

Age profile

24%
21%
26%
19%
Under 1824%
18–3421%
35–4926%
50–6419%
65+11%

Tenure

21%
33%
26%
19%
Own outright21%
Own (mortgage)33%
Private rent26%
Social rent19%
Shared ownership0%
Rent free0%

Ethnicity

40%
14%
17%
19%
White British40%
White Other14%
Asian17%
Black19%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine22%
No car household34%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent26%
Social rent19%

vs. London

Income vs London+4.3%

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)
7
Largest scheme
152 homes · ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE, SE1828 homes
completed
SITE AT CORNER OF, SITE AT CORNER OF, GARLAND ROAD, ERINDALE, SE18 2RX11 homes
completed
20 and 20A Chestnut Rise, Plumstead, London SE18 1RL, 20 & 20A10 homes
completed
54 CHESTNUT RISE, PLUMSTEAD, SE18, 546 homes
completed
Land adjacent to 13, Land adjacent to 13, Sladedale Road, Plumstead, SE18 1PY4 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 1RN

Full postcodeSE18 1RN
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.482067
Longitude0.086871
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