Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.48046, 0.08127

SE18 2RS— Plumstead Common, Greenwich

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

The family fortress

 

Schools 80%Safety 73/100Transport 35/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
73
Schools
64
Transport
35
Environment
74
Investment
33

The bottom line

SE18 2RS offers exceptional schools (80% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

SE18 2RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE18 2RS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE18 2RS 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 · 5 min walk

KS2: 105.9

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 4 min walk

P8: -0.64A8: 36.6

80% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Abbey Wood Nursery School

Not inspected · 28 min walk

11 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

83

Road safety score

5

Accidents (5yr)

3

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

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

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£9,490/m²
Price per ft²£882/ft²
Avg floor area73.8 m²

EPC breakdown

C
4%
D
20%
E
3%

Based on 27 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£184,500
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+7.6%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-16.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£75k£95k+26.7%1
Post-dot-com plateau2001–2001£100k£100k+0%1
Pre-crash peak2006–2007£298k£285k-4.4%1
GFC & correction2009–2012£245k£295k+20.4%1
Brexit uncertainty2018–2019£620k£620k+0%1
Current market2024–2025£677k£625k-7.7%1

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Woolwich ArsenalThameslink line
16.2 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
13 min walk
Woolwich Arsenal DLR StationDLR
17 min walk
King George V DLR StationDLR
34 min walk
Abbey WoodElizabeth line
38 min walk
Gallions Reach DLR StationDLR
41 min walk
No bus stops within 400m

25

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge40 min ↑
Victoria60 min ↑
Waterloo55 min ↑
Canary Wharf ★34 min
City50 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)40
Nearest car park568m
Santander docks (800m)0
Nearest cycle dock5.7 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: 11.2 km away✗ Not Green Belt✗ Not AONB48% 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): 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

25 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.9 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 11.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.4 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

608m

Post office

Nearby cafes

The Plumstead Pantry228 m
The Slade Cafe434 m
Belly Busters469 m
Corner Cafe622 m

Nearby restaurants

Spice Island11 m
Wood Pizza Time158 m
The Charcoal Grill454 m
Rewa Sushi & Momo618 m

Nearby pubs

The Ship101 m
The Star Inn161 m
The Plum Tree Beer Shop186 m
The Old Mill238 m

Nearby gyms

Kids Paddling Pool752 m
Food hygiene (5-star)62% of 53

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

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score16/100
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

36.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,814m
Crossrail 2 route13,122m

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
Yes
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)
8
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
Site adj to 4, Site adj to 4, Waverley Crescent, Woolwich, SE18 7QS4 homes
completed
125, 125, Tuam Road, Plumstead, SE18 2QY3 homes
completed
Land junction of, Land junction of, Waverley Crescent/Waverley Road, Waverley Road, Plumstead, SE183 homes
completed
62 WAVERLEY ROAD, PLUMSTEAD, LONDON, SE18 7TN3 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 2RS

Full postcodeSE18 2RS
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.480458
Longitude0.081267
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