Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47916, 0.09875

SE18 2BL— Plumstead Common, Greenwich

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

The family fortress

 

Schools 100%Safety 76/100Transport 21/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
76
Schools
76
Transport
21
Environment
84
Investment
48

The bottom line

SE18 2BL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 46 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

SE18 2BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE18 2BL

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 2BL 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 · 4 min walk

KS2: 107.3

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 14 min walk

P8: -0.64A8: 36.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 16 min walk

4 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

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

Prices, sales volume and market trends

Avg floor area92 m²

EPC breakdown

D
3%

Based on 3 properties · Confidence: low

Street mix

Terraced 100%

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£230,000
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)
RoofPitched, 250 mm loft insulation
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

2001–2019 · CAGR

+7%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

+45.7%

per year

Acceleration

+25.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£118k£180k+52.5%1
Pre-crash peak2006–2007£188k£229k+21.9%1.5
Help-to-Buy recovery2015–2015£275k£275k+0%1
Brexit uncertainty2019–2019£400k£400k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Welling→ Victoria· 2 tph
39 min

Nearby stations

WellingNational Rail
20 min walk
Abbey WoodElizabeth line
26 min walk
Woolwich Arsenal DLR StationDLR
30 min walk
King George V DLR StationDLR
45 min walk
Gallions Reach DLR StationDLR
48 min walk
No bus stops within 400m

10

Walkability score

43

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria71 min ↑
Waterloo66 min ↑
Canary Wharf ★46 min
City61 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 dock6.8 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: 12.4 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 58%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.5 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): 3

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

14 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.8 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

55

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Plume of Feathers (723 m)

No restaurants within 800m — nearest: Tiwa Tiwa (980 m)

Nearest supermarketCo-op Food · 1.4 km
1 swimming pools

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 cafes

Belly Busters760 m
Boba & Co1.0 km

Nearby restaurants

Tiwa Tiwa980 m

Nearby pubs

Plume of Feathers723 m
Foresters Arms805 m

Nearby gyms

Kids Paddling Pool582 m
Food hygiene (5-star)54% of 28

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
Gentrification score12/100
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

14.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,968m
Crossrail 2 route14,221m

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)
1
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 2BL

Full postcodeSE18 2BL
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.479157
Longitude0.098749
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