Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47647, 0.10528

SE18 2AZ— Plumstead Common, Greenwich

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

London's quiet achiever

 

Schools 0%Safety 82/100Transport 26/100

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
42
Safety
82
Schools
16
Transport
26
Environment
75
Investment
47

The bottom line

SE18 2AZ offers low crime and a green environment — a strong choice for Owner-occupiers.

Less suited to Families.

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Location

SE18 2AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+0.0% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for SE18 2AZ

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How SE18 2AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

16

Education score

Poor for families
—

Primary

East Wickham Primary Academy

Not yet inspected · 11 min walk

KS2: 106.0

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 14 min walk

P8: -0.79A8: 37.2

0% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.0 incidents per 1,000 residents

Better than 57% of London
→ Stable

-28% vs borough

Crime by type

Anti-social behaviour33%
Violence & sexual offences24%
Other18%
Vehicle crime15%
Robbery4%
Drug offences3%
Burglary3%
Theft0%

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 · 1.6km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area53.2 m²

EPC breakdown

C
4%
D
9%
E
2%
F
1%
G
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 4%Terraced 91%Detached 4%

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
Rebuild cost estimate£133,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1995–2023 · CAGR

+7.1%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.6%

per year

Acceleration

+9.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 23 sales

Property Type Mix

Total: 23 sales

Detached4.3%
Semi-detached4.3%
Terraced91.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£66k£66k+0%2
Post-dot-com plateau2002–2004£149k£172k+15.4%1
Pre-crash peak2005–2007£160k£219k+36.9%2.3
GFC & correction2008–2009£205k£258k+25.6%1
Help-to-Buy recovery2013–2016£205k£302k+47.1%2
Brexit uncertainty2017–2019£330k£370k+12.1%1
Rate-rise correction2023–2023£450k£450k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
5.3%
District
5.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing5
Trend Position10

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
23.7 min walk
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
17 min walk
Abbey WoodElizabeth line
25 min walk
Woolwich Arsenal DLR StationDLR
37 min walk
King George V DLR StationDLR
51 min walk
Gallions Reach DLR StationDLR
54 min walk
No bus stops within 400m

10

Walkability score

45

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 dock7.3 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
2% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Abbey Wood SSSI — 2.2 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): 1

Landslide susceptibility: Low

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

16 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 3.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketTFC (Turkish Food Centre) · 1.5 km

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)

1.4km

Post office

Nearby shops

Londis974 m
Tesco Express982 m
Cheers Mini Market1.2 km

Nearby pubs

Foresters Arms262 m
Plume of Feathers1.1 km
Food hygiene (5-star)70% of 10

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

47

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 owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

20.3

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,364m
Crossrail 2 route14,764m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,756 nationally

1,588

Est. population

10,420/km²

60%

Employed

36%

Degree educated

£42,000

Median income

5.5%

Claimant rate

SuburbanHigh densityEstablished mixed

55

Community stability

Age profile

21%
21%
20%
23%
16%
Under 1821%
18–3421%
35–4920%
50–6423%
65+16%

Tenure

32%
38%
14%
16%
Own outright32%
Own (mortgage)38%
Private rent14%
Social rent16%
Shared ownership1%

Ethnicity

46%
16%
21%
White British46%
White Other8%
Asian16%
Black21%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household26%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent16%
Private rent14%

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
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
64%
Historic landfill (400m)
1
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)
0
Largest scheme
87 homes · Kings Highway Garages, Kings Highway Garages, Kings Highway, Plumstead, SE18 2HB
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, LAND AT, SOUTHLAND ROAD, SE1811 homes
completed
3-13A, 3-13A, ALLIANCE ROAD, SE1811 homes
completed
Fanny on The Hill, Fanny on The Hill, Wickham Street, Welling, DA16 3DA10 homes
completed
Land adjacent Fanny on the Hill P.H., Land adjacent Fanny on the Hill P.H., Wickham Street, Welling, DA16 3DA9 homes
completed
Kings Highway Gospel Hall, Kings Highway Gospel Hall, Southlands Road, SE184 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

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Key facts for SE18 2AZ

Full postcodeSE18 2AZ
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.476468
Longitude0.105279
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