Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47788, 0.10187

SE18 2BB— Plumstead Common, Greenwich

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

The family fortress

 

Schools 100%Safety 76/100Transport 24/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
76
Schools
76
Transport
24
Environment
84
Investment
48

The bottom line

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

Less suited to Car-free commuters.

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Location

SE18 2BB

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 2BB

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 2BB 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 · 7 min walk

KS2: 107.3

★

Secondary

St Paul's Academy

Requires Improvement · Inspected May 2023 · 21 min walk

P8: -0.18A8: 44.1

100% of local schools rated Good or Outstanding · based on 7 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

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 · 1.3km

Crime is +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,297/m²
Price per ft²£771/ft²
Avg floor area42.6 m²

EPC breakdown

B
4%
C
31%
D
9%
E
20%

Based on 64 properties · Confidence: high

Street mix

Semi 19%Terraced 75%Flat 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£106,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, filled cavity
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

2000–2025 · CAGR

+6.3%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.9%

per year

Acceleration

-112.78

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached23.1%
Terraced76.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£82k£82k+0%2
Post-dot-com plateau2001–2004£78k£150k+92.3%1
Pre-crash peak2005–2005£147k£147k+0%1
GFC & correction2010–2012£168k£162k-3.6%1.3
Help-to-Buy recovery2013–2013£174k£174k+0%1
Current market2024–2025£372k£375k+0.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Trend Position40

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
24 min walk
Welling→ Victoria· 2 tph
39 min

Nearby stations

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

9

Walkability score

32

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 dock7.1 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: 12.7 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

15 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.9 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 (546 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 Arms546 m
Plume of Feathers876 m

Nearby gyms

Kids Paddling Pool842 m
Food hygiene (5-star)64% of 11

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

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
5.1% (good)London avg: 3.8%Strong yield — top 19% 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

37.3

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,155m
Crossrail 2 route14,481m

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
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

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Key facts for SE18 2BB

Full postcodeSE18 2BB
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.477878
Longitude0.101873
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