Plumstead & Glyndon · Greenwich · Erith and Thamesmead constituency · 51.48491, 0.08583

SE18 1TF— Plumstead & Glyndon, Greenwich

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

 

Schools 83%Safety 73/100Transport 42/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
73
Schools
66
Transport
42
Environment
72
Investment
48

The bottom line

SE18 1TF 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 1TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for SE18 1TF

🛡️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 1TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

St Patrick's Catholic Primary School

Not yet inspected · 4 min walk

KS2: 104.5

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 3 min walk

P8: -0.64A8: 36.6

83% of local schools rated Good or Outstanding · based on 15 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

75.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 477.3%

-2% vs borough

Crime by type

Violence & sexual offences37%
Other31%
Anti-social behaviour12%
Vehicle crime9%
Burglary6%
Drug offences3%
Theft1%
Robbery1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 486m

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£5,691/m²
Price per ft²£529/ft²
Avg floor area68.8 m²

EPC breakdown

C
5%
D
16%
E
2%

Based on 23 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£172,000
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

1995–2025 · CAGR

+7.2%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-6.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 29 sales

Property Type Mix

Total: 29 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£85k+62.5%1.8
Post-dot-com plateau2002–2004£116k£165k+42.2%1
Pre-crash peak2006–2007£168k£222k+32.4%3.5
GFC & correction2010–2011£166k£197k+19%1.5
Help-to-Buy recovery2014–2015£239k£290k+21.3%1
Brexit uncertainty2018–2018£387k£387k+0%1
Pandemic surge2021–2021£405k£405k+0%2
Rate-rise correction2023–2023£425k£425k+0%1
Current market2025–2025£420k£420k+0%3

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 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing6
Trend Position75

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
16 min walk
Plumstead

Nearby stations

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

21

Walkability score

27

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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)81
Nearest car park347m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
McDonald's Car Park30 spaces
675m

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: 11.4 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.5 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

19 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

8

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Mill (377 m)

Nearest supermarketM&S Foodhall · 1.3 km
3 tennis courts1 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)

363m

Post office

Nearby shops

T. West Supermarket1.0 km

Nearby cafes

The Plumstead Pantry372 m
Corner Cafe418 m
Boba & Co516 m
The Slade Cafe598 m

Nearby restaurants

Rewa Sushi & Momo399 m
Pizza & Sushi Restaurant462 m
Sushi & Piza Restaurant463 m
Tiwa Tiwa548 m

Nearby pubs

The Old Mill377 m
O'Dowds474 m
The Ship577 m
The Star Inn655 m

Nearby gyms

Kids Paddling Pool521 m

Nearby pharmacies

Vantage Pharmacy Whinchat Chemist1.0 km

Nearby health

Heronsgate Medical Centre963 m
Food hygiene (5-star)57% of 140

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

48

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
Gross yield
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score15/100
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

37.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,254m
Crossrail 2 route13,122m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,574 nationally

1,684

Est. population

19,861/km²

58%

Employed

38%

Degree educated

£43,800

Median income

10.2%

Claimant rate

SuburbanVery high densityEstablished mixed

37

Community stability

Age profile

24%
23%
24%
17%
Under 1824%
18–3423%
35–4924%
50–6417%
65+13%

Tenure

18%
22%
37%
22%
Own outright18%
Own (mortgage)22%
Private rent37%
Social rent22%
Shared ownership0%
Rent free1%

Ethnicity

28%
14%
25%
19%
White British28%
White Other14%
Asian25%
Black19%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine25%
No car household47%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent37%
Social rent22%

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)
9
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
GRIFFIN MANOR SCHOOL, GRIFFIN MANOR SCHOOL, PLUMSTEAD HIGH STREET, SE1832 homes
completed
CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE COUNCIL DEPOT, CHESTNUT RISE, SE1828 homes
completed
20 and 20A Chestnut Rise, Plumstead, London SE18 1RL, 20 & 20A10 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 1TF

Full postcodeSE18 1TF
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead & Glyndon
Latitude51.484909
Longitude0.085834
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