The bottom line
SE18 2AA offers low crime — a strong choice for Most buyers.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how SE18 2AA scores on each.
Toggle a question above to see how SE18 2AA meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for SE18 2AA
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Postcode Personality
“London's quiet achiever”
How SE18 2AA has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
46
Education score
Primary
Rockliffe Manor Primary School
Not yet inspected · 7 min walk
KS2: 107.3
Secondary
St Paul's Academy
Requires Improvement · Inspected May 2023 · 16 min walk
50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km
Childcare
Childcare
Abbey Wood Nursery School
Not inspected · 13 min walk
5 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
95.8 incidents per 1,000 residents
+24% vs borough
Crime by type
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 · 773m
Crime is +47% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 2 properties · Confidence: very_low
Street mix
LHA rates — Inner South East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2002–2009 · CAGR
+4.2%
Total change
+33%
Market Activity
Price Velocity & Acceleration
Current Velocity
+9.9%
per year
Acceleration
-6.16
change in velocity
Market State
Steady growth
Price Distribution
P25: £250k–£300k · P75: £200k–£250k · 5 sales
Property Type Mix
Total: 5 sales
By decade
2000s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2002–2004 | £220k | £230k | +4.5% | 1.5 |
| Pre-crash peak | 2005–2005 | £267k | £267k | +0% | 1 |
| GFC & correction | 2009–2009 | £294k | £294k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
12
Walkability score
55
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
1
Car parks (800m)
0
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Oxleas Woodlands SSSI — 2.7 km
Energy
Ground stability
Geology: CLAY, SILT AND SAND
Subsidence risk: Medium
Shrink-swell: Medium
Running sand risk: Low
Landslide records (2km): 2
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
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
2
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
51
Parks (1km)
0
Restaurants (800m)
0
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
2
Sports (1km)
0
Convenience
No restaurants within 800m — nearest: Tiwa Tiwa (687 m)
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.5km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
48
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
7.7
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 7,700 nationally
2,495
Est. population
7,839/km²
57%
Employed
36%
Degree educated
£42,000
Median income
7.7%
Claimant rate
41
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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