Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47409, 0.09502

SE18 2DW— Plumstead Common, Greenwich

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

The family fortress

 

Schools 100%Safety 80/100Transport 32/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
80
Schools
76
Transport
32
Environment
78
Investment
58

The bottom line

SE18 2DW offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families and Owner-occupiers 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 2DW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SE18 2DW

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 2DW 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

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 15 min walk

P8: -0.64A8: 36.6

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 · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.3 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-5% vs borough

Crime by type

Other33%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime12%
Robbery5%
Burglary5%
Drug offences3%
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 · 1.5km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area74.7 m²

EPC breakdown

C
10%
D
11%
E
4%

Based on 25 properties · Confidence: medium

Street mix

Semi 14%Terraced 59%Flat 21%Other 7%

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£186,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1997–2024 · CAGR

+4.6%

Total change

+240%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+24.58

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached15.4%
Terraced61.5%
Flat/maisonette23.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£66k£63k-3.4%2
Post-dot-com plateau2002–2004£141k£227k+61%1.5
Pre-crash peak2006–2007£220k£205k-6.8%1
GFC & correction2011–2011£207k£207k+0%1
Help-to-Buy recovery2013–2016£245k£332k+35.3%1.2
Brexit uncertainty2017–2017£347k£347k+0%2
Pandemic surge2021–2021£230k£230k+0%2
Rate-rise correction2022–2023£295k£223k-24.6%2
Current market2024–2024£223k£223k+0%1

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
23.8%
District
23.8%
Terraced+0% α
Local
10%
District
10%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

5

Walkability score

20

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 dock6.7 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: 12.3 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.9 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): 4

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

22 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

Dentists within 1km

Nearest hospitalMemorial Hospital · 2.3 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.0 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)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Green Man (636 m)

No restaurants within 800m — nearest: The Charcoal Grill (780 m)

Nearest supermarketThe Co-operative Food · 1.9 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)

1.6km

Post office

Nearby shops

Londis778 m

Nearby cafes

Belly Busters779 m
The Slade Cafe813 m

Nearby restaurants

The Charcoal Grill780 m

Nearby pubs

The Green Man636 m

Nearby gyms

Kids Paddling Pool915 m
Food hygiene (5-star)80% of 15

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

58

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
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

22.1

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,622m
Crossrail 2 route14,310m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,347 nationally

1,774

Est. population

8,222/km²

61%

Employed

34%

Degree educated

£40,000

Median income

5.6%

Claimant rate

Inner cityHigh densityMixed

51

Community stability

Age profile

27%
20%
20%
19%
14%
Under 1827%
18–3420%
35–4920%
50–6419%
65+14%

Tenure

29%
36%
21%
Own outright29%
Own (mortgage)36%
Private rent21%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

44%
16%
20%
White British44%
White Other8%
Asian16%
Black20%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household30%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent21%
Social rent13%

vs. London

Income vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Local approval rate
67%
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)
5
Largest scheme
34 homes · SITE OF WEEKES WAREHOUSE, 1-5, SITE OF WEEKES WAREHOUSE, 1-5, EDISON ROAD, DA16 3LX
Pipeline pressure
NONE

Named schemes (500m)

Glenmore Arms, 41, Glenmore Arms, 41, Edison Grove, Plumstead, SE18 2DW5 homes
completed
117, 117, Swingate Lane, Plumstead, SE18 2DQ4 homes
completed
Garages Rear Of, 20, 28, Blenheim Drive3 homes
completed
R/O 31, R/O 31, Milton Road, Welling, DA16 3NA1 homes
completed
8, 8, Chaucer Road, Welling, DA16 3NQ1 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 2DW

Full postcodeSE18 2DW
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.474089
Longitude0.095017
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