Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47904, 0.10099

SE18 2AF— Plumstead Common, Greenwich

Location and area intelligence for SE18 2AF, Plumstead Common, Greenwich

The family fortress

 

Schools 100%Safety 76/100Transport 23/100~6% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
51
Safety
76
Schools
76
Transport
23
Environment
84
Investment
54

The bottom line

SE18 2AF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how SE18 2AF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how SE18 2AF meets your needs.

Location

SE18 2AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for SE18 2AF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare SE18 2AF with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How SE18 2AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rockliffe Manor Primary School

Not yet inspected · 6 min walk

KS2: 107.3

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 20 min walk

P8: -0.18A8: 44.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.8 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+24% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences23%
Other22%
Vehicle crime14%
Drug offences6%
Burglary5%
Robbery3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.1km

Crime is +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£4,184/m²
Price per ft²£389/ft²
Avg floor area71 m²

EPC breakdown

A
1%
B
93%
C
6%

Based on 100 properties · Confidence: high

Street mix

Terraced 6%Flat 89%Other 6%

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
Rebuild cost estimate£177,500
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.23 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,697
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2025 · CAGR

+8.6%

Total change

+79%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.7%

per year

Acceleration

+3.36

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 17 sales

Property Type Mix

Total: 17 sales

Terraced5.9%
Flat/maisonette94.1%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£168k£188k+11.6%2.5
Pandemic surge2020–2021£94k£281k+198.7%3
Rate-rise correction2022–2023£290k£300k+3.4%1
Current market2024–2025£295k£300k+1.7%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
11.6%
District
11.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Abbey WoodSoutheastern line
23.4 min walk
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
20 min walk
Abbey WoodElizabeth line
24 min walk
Woolwich Arsenal DLR StationDLR
32 min walk
King George V DLR StationDLR
46 min walk
Gallions Reach DLR StationDLR
49 min walk
No bus stops within 400m

10

Walkability score

37

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria68 min ↑
Waterloo64 min ↑
Canary Wharf ★43 min
City58 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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock7.0 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: 12.6 km away✗ Not Green Belt✗ Not AONB80% green spaceTree canopy: 25%
More green space than 99% of London

Nearest SSSI: Abbey Wood SSSI — 2.3 km

Energy

Solar: 861 kWh/kWp/yr

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

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

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

13 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.9 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

45

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Foresters Arms (670 m)

Nearest supermarketCo-op Food · 1.3 km

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)

1.7km

Post office

Nearby shops

Cheers Mini Market968 m
Londis1.2 km

Nearby pubs

Foresters Arms670 m
Plume of Feathers739 m

Nearby gyms

Kids Paddling Pool723 m
Food hygiene (5-star)63% of 24

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

54

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
6.5% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score12/100
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 owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

36.5

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,118m
Crossrail 2 route14,361m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,700 nationally

2,495

Est. population

7,839/km²

57%

Employed

36%

Degree educated

£42,000

Median income

7.7%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

30%
23%
21%
17%
Under 1830%
18–3423%
35–4921%
50–6417%
65+10%

Tenure

16%
18%
19%
43%
Own outright16%
Own (mortgage)18%
Private rent19%
Social rent43%
Shared ownership4%
Rent free0%

Ethnicity

35%
16%
28%
White British35%
White Other11%
Asian16%
Black28%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine28%
No car household39%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent43%
Private rent19%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Planning apps (12 months)
1
Local approval rate
100%
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)
2
Largest scheme
87 homes · Kings Highway Garages, Kings Highway Garages, Kings Highway, Plumstead, SE18 2HB
Pipeline pressure
NONE

Named schemes (500m)

Kings Highway Garages, Kings Highway Garages, Kings Highway, Plumstead, SE18 2HB87 homes
completed
LAND AT, LAND AT, SOUTHLAND ROAD, SE1811 homes
completed
3-13A, 3-13A, ALLIANCE ROAD, SE1811 homes
completed
68-74, 68-74, Rockmount Road, Plumstead, SE18 1LQ8 homes
completed
158-168, 158-168, Wickham Lane, SE2 0XP6 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
12.7%
Ward turnout
44%
Election year
2026
MP
Ms Abena Oppong-Asare (Labour)
MP majority
16,302
Constituency
Erith and Thamesmead

Councillors

Leonie Katherine BarronGreen
Stewart ChristieGreen
David Anthony MonteithGreen

Live in SE18 2AF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for SE18 2AF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Greenwich with nearby boroughs:

Greenwich vs LewishamGreenwich vs SouthwarkGreenwich vs Bexley

Similar postcodes

Frequently asked questions

📍 Track SE18 2AF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for SE18 2AF

Full postcodeSE18 2AF
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.479045
Longitude0.100991
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