Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47765, 0.10330

SE18 2BA— Plumstead Common, Greenwich

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

The family fortress

 

Schools 100%Safety 82/100Transport 25/100Yield 6.86%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
82
Schools
76
Transport
25
Environment
83
Investment
55

The bottom line

SE18 2BA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £280,000 median — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE18 2BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-46.2% vs London avg
vs London income+0.0% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for SE18 2BA

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

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“The family fortress”

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How SE18 2BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

East Wickham Primary Academy

Not yet inspected · 12 min walk

KS2: 106.0

★

Secondary

Welling School

Requires Improvement · Inspected Oct 2023 · 16 min walk

P8: -0.79A8: 37.2

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 · 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.4km

Crime is 14% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£280,000

Median sale price

Bottom 25% — 46% below London median

£280,000 is 46% below the London median (£520,000)

-17.5%

This year

Terraced

Dominant type

Price history

5-year change
-28.8%
Sales (24 months)5
New build0.0%
Avg terraced£485,000
Avg flat£257,500
Price per m²£4,341/m²
Price per ft²£403/ft²
Avg floor area61.9 m²

EPC breakdown

C
20%
D
24%
E
5%

Based on 49 properties · Confidence: high

Street mix

Semi 20%Terraced 50%Flat 26%Other 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

Stamp duty

Standard buyer£1,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.7×

Price-to-income

£1,401/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£154,750
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)
Roof(another dwelling above)
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

+4.9%

Total change

+318%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

+25.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached22%
Terraced53.7%
Flat/maisonette24.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£111k+65.7%2
Post-dot-com plateau2002–2004£110k£146k+32.7%1.5
Pre-crash peak2005–2007£195k£149k-23.6%2
GFC & correction2009–2012£190k£218k+14.7%1.3
Help-to-Buy recovery2013–2016£262k£290k+10.9%2
Brexit uncertainty2017–2018£380k£417k+9.7%2
Pandemic surge2020–2021£432k£394k-8.8%1.5
Rate-rise correction2022–2022£285k£285k+0%2
Current market2025–2025£280k£280k+0%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
3.1%
District
3.1%
Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position100

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
18 min walk
Abbey WoodElizabeth line
24 min walk
Woolwich Arsenal DLR StationDLR
34 min walk
King George V DLR StationDLR
49 min walk
Gallions Reach DLR StationDLR
52 min walk
No bus stops within 400m

10

Walkability score

39

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 dock7.2 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: 12.8 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 70%
More green space than 99% 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): 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

15 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalMemorial Hospital · 3.0 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

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 (449 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)

1.8km

Post office

Nearby shops

Cheers Mini Market1.1 km
Londis1.1 km

Nearby pubs

Foresters Arms449 m
Plume of Feathers923 m
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

55

Investment score

Good

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
6.9% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score5/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

42.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,249m
Crossrail 2 route14,578m

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%
Price vs London-46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Planning apps (12 months)
2
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)

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
158-168, 158-168, Wickham Lane, SE2 0XP6 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£280,000)

£1,500

Standard buyer

£0

First-time buyer

Save £1,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE18 2BA

Full postcodeSE18 2BA
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.477655
Longitude0.103303
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