Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47900, 0.07923

SE18 2QR— Plumstead Common, Greenwich

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

The family fortress

 

Schools 83%Safety 77/100Transport 27/100

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
77
Schools
66
Transport
27
Environment
74
Investment
53

The bottom line

SE18 2QR offers exceptional schools (83% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE18 2QR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+15.5% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for SE18 2QR

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 2QR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

66

Education score

Good for families
★ Top school within 1km
—

Primary

Plumcroft Primary School

Not yet inspected · 4 min walk

KS2: 105.8

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 7 min walk

P8: -0.64A8: 36.6

83% 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.6 incidents per 1,000 residents

Better than 62% of London
↑ Rising 343.8%

from a low base — still below London average

-35% vs borough

Crime by type

Other37%
Violence & sexual offences27%
Anti-social behaviour14%
Vehicle crime13%
Drug offences4%
Theft3%
Burglary3%
Robbery0%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

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 · 1.3km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area115.8 m²

EPC breakdown

D
7%
E
3%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£289,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £1,909
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+8.3%

Total change

+629%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.0%

per year

Acceleration

-52.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached19%
Terraced81%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£135k+87.5%1
Post-dot-com plateau2001–2003£136k£167k+22.4%1.7
Pre-crash peak2005–2007£201k£190k-5.6%1.3
Help-to-Buy recovery2016–2016£480k£480k+0%2
Brexit uncertainty2017–2017£401k£401k+0%1
Pandemic surge2020–2021£577k£525k-9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.2%
District
6.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
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
16.9 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
16 min walk
Woolwich Arsenal DLR StationDLR
18 min walk
King George V DLR StationDLR
35 min walk
Abbey WoodElizabeth line
40 min walk
Gallions Reach DLR StationDLR
42 min walk
No bus stops within 400m

24

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria69 min ↑
Waterloo65 min ↑
Canary Wharf ★44 min
City59 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park537m
Santander docks (800m)0
Nearest cycle dock5.6 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: 12.0 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: 11.1 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 67%
More green space than 95% 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

27 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.7 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.5 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

778m

Post office

Nearby cafes

The Plumstead Pantry443 m
The Slade Cafe570 m
Belly Busters599 m
Queen’s Diner705 m

Nearby restaurants

Spice Island207 m
Wood Pizza Time222 m
The Charcoal Grill579 m
Rewa Sushi & Momo781 m

Nearby pubs

The Star Inn204 m
The Plum Tree Beer Shop209 m
The Ship242 m
The Old Mill451 m
Food hygiene (5-star)65% of 37

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

53

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 score17/100
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

26.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,638m
Crossrail 2 route13,097m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,552 nationally

1,403

Est. population

10,771/km²

63%

Employed

46%

Degree educated

£48,500

Median income

5.8%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

27%
17%
27%
19%
Under 1827%
18–3417%
35–4927%
50–6419%
65+11%

Tenure

26%
31%
26%
17%
Own outright26%
Own (mortgage)31%
Private rent26%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

43%
28%
White British44%
White Other12%
Asian8%
Black28%
Mixed7%
Other2%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine19%
No car household32%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent26%
Social rent18%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
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)
6
Largest scheme
95 homes · FORMER MOD SITE, 96, FORMER MOD SITE, 96, GARLAND ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

196-212, 196-212, Plumstead Common Road, SE187 homes
completed
90 ENNIS ROAD, PLUMSTEAD, SE18 2QT, 902 homes
completed
LAND ADJACENT TO PALMERSTON CRESCENT, PLUMSTEAD2 homes
completed
76, 76, Ennis Road, Plumstead, SE18 2QT2 homes
completed
5, 5, Plum Lane, Plumstead, SE18 3AF2 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 2QR

Full postcodeSE18 2QR
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.479001
Longitude0.079228
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