Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47911, 0.08936

SE18 2JS— Plumstead Common, Greenwich

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

 

Schools 67%Safety 74/100Transport 25/100~5% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
74
Schools
56
Transport
25
Environment
74
Investment
46

The bottom line

SE18 2JS offers low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to canary wharf — above average for this zone.

Less suited to Car-free commuters.

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Location

SE18 2JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+0.0% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for SE18 2JS

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe
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How SE18 2JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Timbercroft Primary School

Not yet inspected · 3 min walk

KS2: 106.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 7 min walk

P8: -0.64A8: 36.6

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+35% vs borough

Crime by type

Violence & sexual offences30%
Other28%
Vehicle crime16%
Anti-social behaviour13%
Drug offences5%
Burglary4%
Robbery3%
Theft1%

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 · 942m

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,144/m²
Price per ft²£571/ft²
Avg floor area66.2 m²

EPC breakdown

C
16%
D
13%
E
2%

Based on 31 properties · Confidence: high

Street mix

Terraced 84%Flat 16%

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£165,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1997–2026 · CAGR

+7.7%

Total change

+758%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

-4.91

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 29 sales

Property Type Mix

Total: 29 sales

Terraced82.8%
Flat/maisonette17.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£51k£75k+47.1%1.5
Post-dot-com plateau2003–2003£155k£155k+0%1
Pre-crash peak2005–2006£165k£127k-23%1.5
GFC & correction2008–2012£125k£175k+40%1.2
Help-to-Buy recovery2014–2015£203k£264k+30.2%2
Brexit uncertainty2019–2019£365k£365k+0%1
Pandemic surge2021–2021£345k£345k+0%4
Rate-rise correction2022–2022£293k£293k+0%2
Current market2024–2026£350k£438k+25%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.9%
District
7.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Woolwich StationElizabeth line line
23.3 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
16 min walk
Woolwich Arsenal DLR StationDLR
23 min walk
Abbey WoodElizabeth line
32 min walk
King George V DLR StationDLR
39 min walk
Gallions Reach DLR StationDLR
44 min walk
No bus stops within 400m

20

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria73 min ↑
Waterloo68 min ↑
Canary Wharf ★47 min
City63 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

1

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)11
Nearest car park799m
Santander docks (800m)0
Nearest cycle dock6.2 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: 11.8 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Oxleas Woodlands SSSI — 2.0 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

20 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.2 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

1

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Mill (469 m)

Nearest supermarketThe Co-operative Food · 2.4 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)

960m

Post office

Nearby cafes

Belly Busters114 m
The Slade Cafe149 m
The Plumstead Pantry498 m
Boba & Co943 m

Nearby restaurants

The Charcoal Grill128 m
Spice Island592 m
Wood Pizza Time739 m
Tiwa Tiwa928 m

Nearby pubs

The Old Mill469 m
The Ship672 m
The Star Inn743 m
The Plum Tree Beer Shop767 m

Nearby gyms

Kids Paddling Pool369 m
Food hygiene (5-star)73% of 30

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

46

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
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

32.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,327m
Crossrail 2 route13,673m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,013 nationally

1,670

Est. population

14,866/km²

62%

Employed

38%

Degree educated

£42,000

Median income

5.9%

Claimant rate

SuburbanHigh densityEstablished mixed

48

Community stability

Age profile

28%
17%
26%
18%
Under 1828%
18–3417%
35–4926%
50–6418%
65+11%

Tenure

24%
33%
21%
22%
Own outright24%
Own (mortgage)33%
Private rent21%
Social rent22%
Shared ownership0%

Ethnicity

48%
18%
White British48%
White Other11%
Asian12%
Black18%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine22%
No car household39%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent22%
Private rent21%

vs. London

Income vs London0.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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
152 homes · ST. NICHOLAS HOSPITAL SITE, ST. NICHOLAS HOSPITAL SITE, TEWSON ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

2-44, 2-44, CAMDALE ROAD, SE1821 homes
completed
SITE AT CORNER OF, SITE AT CORNER OF, GARLAND ROAD, ERINDALE, SE18 2RX11 homes
completed
R/O 71, R/O 71, Kirkham Street, Plumstead Common, SE18 2JS10 homes
completed
314, 314, Plumstead Common Road, Plumstead, SE18 2RT2 homes
completed
86 & 86A, 86 & 86A, Sladedale Road, Plumstead, SE18 1PX2 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 2JS

Full postcodeSE18 2JS
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.479109
Longitude0.089357
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