Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47833, 0.08467

SE18 2PH— Plumstead Common, Greenwich

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

The family fortress

 

Schools 80%Safety 73/100Transport 25/100

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
73
Schools
64
Transport
25
Environment
90
Investment
51

The bottom line

SE18 2PH offers exceptional schools (80% Good/Outstanding), low crime and a green environment — strong value for Families 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 2PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for SE18 2PH

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

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“The family fortress”

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How SE18 2PH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Greenslade Primary School

Not yet inspected · 2 min walk

KS2: 105.9

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 6 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

75.4 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 875.0%

-2% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Anti-social behaviour20%
Vehicle crime15%
Drug offences7%
Robbery6%
Burglary3%
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 · 1.1km

Crime is +16% above London average

Property

Prices, sales volume and market trends

Avg floor area70.4 m²

EPC breakdown

A
2%
B
1%
C
7%
D
14%
E
6%
F
1%

Based on 31 properties · Confidence: high

Street mix

Terraced 3%Flat 97%

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£176,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+6%

Total change

+284%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.4%

per year

Acceleration

-36.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 21 sales

Property Type Mix

Total: 21 sales

Terraced4.8%
Flat/maisonette95.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£58k£58k+0%1
Post-dot-com plateau2001–2004£88k£99k+13.1%1
Pre-crash peak2005–2005£132k£132k+0%2
GFC & correction2008–2012£140k£121k-13.6%2
Help-to-Buy recovery2014–2015£122k£104k-14.8%1.5
Pandemic surge2020–2021£310k£210k-32.3%1
Rate-rise correction2022–2023£258k£223k-13.4%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4%
District
4%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Woolwich ArsenalThameslink line
20.2 min walk
Plumstead

Nearby stations

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

18

Walkability score

35

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock6.0 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: 11.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.8 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): 5

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

2

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.9 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

41

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.8 km
3 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
943 licensed premises in borough398 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

885m

Post office

Nearby cafes

The Slade Cafe236 m
Belly Busters253 m
The Plumstead Pantry398 m
Corner Cafe911 m

Nearby restaurants

The Charcoal Grill228 m
Spice Island342 m
Wood Pizza Time484 m
Rewa Sushi & Momo903 m

Nearby pubs

The Old Mill379 m
The Ship435 m
The Star Inn481 m
The Plum Tree Beer Shop502 m

Nearby gyms

Kids Paddling Pool645 m
Food hygiene (5-star)65% of 34

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

51

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 score15/100
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

16.1

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,991m
Crossrail 2 route13,451m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,210 nationally

1,551

Est. population

15,828/km²

58%

Employed

40%

Degree educated

£40,000

Median income

5.6%

Claimant rate

SuburbanVery high densityEstablished mixed

45

Community stability

Age profile

25%
20%
23%
19%
14%
Under 1825%
18–3420%
35–4923%
50–6419%
65+14%

Tenure

21%
26%
23%
29%
Own outright21%
Own (mortgage)26%
Private rent23%
Social rent29%
Shared ownership0%
Rent free1%

Ethnicity

43%
18%
14%
White British43%
White Other13%
Asian19%
Black14%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household42%
Unemployed4%
No qualifications23%

Housing tenure (Census 2021)

Social rent29%
Private rent23%

vs. London

Income vs London-4.8%

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)
2
Largest scheme
95 homes · FORMER MOD SITE, 96, FORMER MOD SITE, 96, GARLAND ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

FORMER MOD SITE, 96, FORMER MOD SITE, 96, GARLAND ROAD, SE1895 homes
completed
SITE AT CORNER OF, SITE AT CORNER OF, GARLAND ROAD, ERINDALE, SE18 2RX11 homes
completed
196-212, 196-212, Plumstead Common Road, SE187 homes
completed
125, 125, Tuam Road, Plumstead, SE18 2QY3 homes
completed
120, 120, Tuam Road, Plumstead, SE182 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 2PH

Full postcodeSE18 2PH
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.478329
Longitude0.084670
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