Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47403, 0.09162

SE18 2JB— Plumstead Common, Greenwich

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

London's quiet achiever

 

Schools 50%Safety 80/100Transport 26/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
80
Schools
46
Transport
26
Environment
76
Investment
41

The bottom line

SE18 2JB 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 2JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for SE18 2JB

🛡️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 2JB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Timbercroft Primary School

Not yet inspected · 4 min walk

KS2: 106.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 14 min walk

P8: -0.64A8: 36.6

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 25 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)

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

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£5,562/m²
Price per ft²£517/ft²
Avg floor area92.3 m²

EPC breakdown

D
9%
E
3%

Based on 12 properties · Confidence: medium

Street mix

Semi 75%Terraced 25%

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£230,750
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

2001–2026 · CAGR

+5.7%

Total change

+303%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+9.09

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached75%
Terraced25%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£124k£124k+0%1
Pre-crash peak2005–2006£167k£203k+21.7%2
GFC & correction2008–2008£248k£248k+0%1
Help-to-Buy recovery2014–2015£325k£316k-2.8%1.5
Rate-rise correction2023–2023£550k£550k+0%1
Current market2025–2026£500k£500k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
21.7%
District
21.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
16 min walk
Woolwich Arsenal DLR StationDLR
30 min walk
Abbey WoodElizabeth line
35 min walk
King George V DLR StationDLR
46 min walk
Gallions Reach DLR StationDLR
52 min walk
No bus stops within 400m

10

Walkability score

5

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 AONB53% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.7 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

24 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

43

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 Green Man (612 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)

1.5km

Post office

Nearby cafes

Belly Busters659 m
The Slade Cafe688 m

Nearby restaurants

The Charcoal Grill652 m

Nearby pubs

The Green Man612 m
We Anchor in Hope971 m
The Old Mill1.0 km

Nearby gyms

Kids Paddling Pool893 m
Food hygiene (5-star)70% 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

A

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months2

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

17/100

Velocity score

Future outlook

31.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,387m
Crossrail 2 route14,119m

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

SuburbanHigh 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)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Local approval rate
75%
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)
3
Largest scheme
61 homes · Land at Hill View, Land at Hill View, Hill View Drive, Welling, DA16 3RY
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
95, 95, Faxton Road, SE181 homes
completed
112, 112, Timbercroft Lane, Plumstead, SE18 2SG1 homes
completed
R/O 31, R/O 31, Milton Road, Welling, DA16 3NA1 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 2JB

Full postcodeSE18 2JB
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.474033
Longitude0.091616
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