Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47548, 0.08385

SE18 2PP— Plumstead Common, Greenwich

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

The family fortress

 

Schools 75%Safety 75/100Transport 20/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
51
Safety
75
Schools
61
Transport
20
Environment
81
Investment
46

The bottom line

SE18 2PP offers 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 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.8% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for SE18 2PP

🛡️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

“The family fortress”

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How SE18 2PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

61

Education score

Good for families
★ Top school within 1km
—

Primary

Greenslade Primary School

Not yet inspected · 6 min walk

KS2: 105.9

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 10 min walk

P8: -0.64A8: 36.6

75% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.5 incidents per 1,000 residents

Better than 53% of London
↑ Rising 8800.0%

-20% vs borough

Crime by type

Other29%
Violence & sexual offences28%
Vehicle crime21%
Anti-social behaviour10%
Burglary6%
Drug offences3%
Robbery2%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Plumstead Fire Station · 1.4km

Crime is 5% 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£5,108/m²
Price per ft²£475/ft²
Avg floor area75 m²

EPC breakdown

C
1%
D
16%
E
4%

Based on 21 properties · Confidence: medium

Street mix

Semi 5%Terraced 95%

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£187,500
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

1995–2024 · CAGR

+6.8%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.9%

per year

Acceleration

-61.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached4.7%
Terraced95.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£56k£96k+71.7%2.8
Post-dot-com plateau2002–2002£150k£150k+0%5
Pre-crash peak2005–2007£195k£203k+3.8%2.3
GFC & correction2011–2011£185k£185k+0%1
Help-to-Buy recovery2014–2016£253k£358k+41.6%2.3
Brexit uncertainty2019–2019£330k£330k+0%1
Pandemic surge2021–2021£385k£385k+0%3
Rate-rise correction2023–2023£520k£520k+0%1
Current market2024–2024£380k£380k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.7%
District
7.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
22.9 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
20 min walk
Woolwich Arsenal DLR StationDLR
24 min walk
Abbey WoodElizabeth line
39 min walk
King George V DLR StationDLR
41 min walk
Gallions Reach DLR StationDLR
48 min walk
No bus stops within 400m

14

Walkability score

22

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)

Nearest car park734m
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 AONB70% green spaceTree canopy: 49%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.5 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

27 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ship (673 m)

Nearest supermarketThe Co-operative Food · 2.1 km
3 tennis courts

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)

1.2km

Post office

Nearby cafes

Belly Busters522 m
The Slade Cafe522 m
The Plumstead Pantry709 m

Nearby restaurants

The Charcoal Grill498 m
Spice Island585 m
Wood Pizza Time695 m
Halfway house734 m

Nearby pubs

The Ship673 m
The Star Inn684 m
The Old Mill694 m
The Plum Tree Beer Shop697 m

Nearby gyms

Kids Paddling Pool917 m
Food hygiene (5-star)63% of 24

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

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
5.0% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618
Sales last 12 months0

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

4/100

Velocity score

Future outlook

34.9

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,876m
Crossrail 2 route13,585m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,145 nationally

1,446

Est. population

3,317/km²

58%

Employed

35%

Degree educated

£40,000

Median income

5.2%

Claimant rate

SuburbanMedium densityMixed

50

Community stability

Age profile

25%
17%
21%
21%
16%
Under 1825%
18–3417%
35–4921%
50–6421%
65+16%

Tenure

24%
27%
14%
34%
Own outright24%
Own (mortgage)27%
Private rent14%
Social rent34%
Shared ownership0%
Rent free0%

Ethnicity

49%
19%
White British49%
White Other12%
Asian11%
Black19%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household32%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent34%
Private rent14%

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)
0
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
125, 125, Tuam Road, Plumstead, SE18 2QY3 homes
completed
120, 120, Tuam Road, Plumstead, SE182 homes
completed
314, 314, Plumstead Common Road, Plumstead, SE18 2RT2 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 2PP

Full postcodeSE18 2PP
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.475475
Longitude0.083849
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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