Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47642, 0.09209

SE18 2HR— Plumstead Common, Greenwich

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

London's quiet achiever

 

Schools 50%Safety 84/100Transport 23/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
84
Schools
46
Transport
23
Environment
89
Investment
41

The bottom line

SE18 2HR offers low crime and a green environment — strong value for Owner-occupiers who can accept its trade-offs.

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

Less suited to Families.

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Location

SE18 2HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for SE18 2HR

🛡️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 2HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Timbercroft Primary School

Not yet inspected · 2 min walk

KS2: 106.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 11 min walk

P8: -0.64A8: 36.6

50% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.7 incidents per 1,000 residents

Better than 64% of London
→ Stable

-37% vs borough

Crime by type

Vehicle crime28%
Violence & sexual offences28%
Other24%
Anti-social behaviour12%
Burglary5%
Drug offences3%
Robbery1%
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 · 1.2km

Crime is 25% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,647/m²
Price per ft²£618/ft²
Avg floor area68.9 m²

EPC breakdown

C
5%
D
11%
E
4%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Semi 52%Terraced 48%

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£172,250
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)
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

1995–2025 · CAGR

+7%

Total change

+667%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

+16.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached54.5%
Terraced45.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£93k+55%1.8
Post-dot-com plateau2002–2002£144k£144k+0%1
Pre-crash peak2005–2005£215k£215k+0%1
GFC & correction2011–2012£210k£185k-11.9%1
Help-to-Buy recovery2013–2016£275k£396k+44%1.3
Brexit uncertainty2018–2019£460k£382k-17%1
Pandemic surge2020–2020£420k£420k+0%1
Rate-rise correction2022–2022£406k£406k+0%3
Current market2025–2025£460k£460k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.3%
District
7.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

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
18 min walk
Woolwich Arsenal DLR StationDLR
27 min walk
Abbey WoodElizabeth line
33 min walk
King George V DLR StationDLR
44 min walk
Gallions Reach DLR StationDLR
49 min walk
No bus stops within 400m

12

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 dock6.5 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: 12.1 km away✗ Not Green Belt✗ Not AONB99% green spaceTree canopy: 52%
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

21 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Mill (812 m)

Nearest supermarketThe Co-operative Food · 2.1 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)

1.3km

Post office

Nearby cafes

Belly Busters450 m
The Slade Cafe484 m
The Plumstead Pantry840 m
Boba & Co1.2 km

Nearby restaurants

The Charcoal Grill451 m
Tiwa Tiwa1.2 km

Nearby pubs

The Old Mill812 m
The Green Man874 m

Nearby gyms

Kids Paddling Pool629 m
Food hygiene (5-star)74% of 23

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

E

High street health

Investment

Investment grade, yield and market outlook

41

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

30.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,458m
Crossrail 2 route13,997m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,451 nationally

1,562

Est. population

9,159/km²

59%

Employed

36%

Degree educated

£40,000

Median income

7.4%

Claimant rate

SuburbanHigh densityEstablished mixed

49

Community stability

Age profile

22%
18%
22%
21%
17%
Under 1822%
18–3418%
35–4922%
50–6421%
65+17%

Tenure

29%
29%
20%
21%
Own outright29%
Own (mortgage)28%
Private rent20%
Social rent21%
Shared ownership1%

Ethnicity

47%
13%
19%
White British47%
White Other11%
Asian13%
Black19%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine23%
No car household37%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent21%
Private rent20%

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)
2
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)
0
Largest scheme
21 homes · 2-44, 2-44, CAMDALE ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

R/O 71, R/O 71, Kirkham Street, Plumstead Common, SE18 2JS10 homes
completed
117, 117, Swingate Lane, Plumstead, SE18 2DQ4 homes
completed
95, 95, Faxton Road, SE181 homes
completed
112, 112, Timbercroft Lane, Plumstead, SE18 2SG1 homes
completed
90, 90, Swingate Lane, SE181 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 2HR

Full postcodeSE18 2HR
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.476416
Longitude0.092086
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