Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47628, 0.08836

SE18 2SH— Plumstead Common, Greenwich

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

The family fortress

 

Schools 67%Safety 80/100Transport 21/100Yield 5.22%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
80
Schools
56
Transport
21
Environment
89
Investment
52

The bottom line

SE18 2SH offers low crime and a green environment at £367,500 median — 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 2SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-29.3% vs London avg
vs London income-4.8% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for SE18 2SH

🛡️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 2SH 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 · 2 min walk

KS2: 106.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 10 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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.3 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-5% vs borough

Crime by type

Other33%
Violence & sexual offences27%
Anti-social behaviour15%
Vehicle crime12%
Robbery5%
Burglary5%
Drug offences3%
Theft0%

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 +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£367,500

Median sale price

Bottom 25% — 29% below London median

£367,500 is 29% below the London median (£520,000)

+3.5%

This year

Terraced

Dominant type

Price history

5-year change
+2.1%
Sales (24 months)5
New build0.0%
Avg terraced£367,500
Price per m²£5,502/m²
Price per ft²£511/ft²
Avg floor area65.9 m²

EPC breakdown

C
4%
D
18%
E
2%
F
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 1%Terraced 94%Flat 4%

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

Stamp duty

Standard buyer£5,875
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.2×

Price-to-income

£1,838/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£164,750
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, 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

1995–2025 · CAGR

+6.9%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.5%

per year

Acceleration

+11.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached1.6%
Terraced95.3%
Flat/maisonette3.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£87k+73%3.2
Post-dot-com plateau2001–2004£101k£163k+61%3.5
Pre-crash peak2005–2006£172k£160k-7%3
GFC & correction2008–2012£196k£167k-14.8%2
Help-to-Buy recovery2013–2015£182k£250k+37.4%2
Brexit uncertainty2018–2018£295k£295k+0%4
Pandemic surge2020–2021£350k£360k+2.9%1
Rate-rise correction2023–2023£385k£385k+0%1
Current market2024–2025£355k£368k+3.5%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7%
District
7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
Plumstead

Nearby stations

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

14

Walkability score

20

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 dock6.2 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 AONB98% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.7 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

23 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMemorial Hospital · 2.0 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

38

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Mill (674 m)

Nearest supermarketThe Co-operative Food · 2.1 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)

1.2km

Post office

Nearby cafes

Belly Busters355 m
The Slade Cafe377 m
The Plumstead Pantry699 m

Nearby restaurants

The Charcoal Grill342 m
Spice Island684 m
Wood Pizza Time827 m

Nearby pubs

The Old Mill674 m
The Ship778 m
The Star Inn823 m
The Plum Tree Beer Shop843 m

Nearby gyms

Kids Paddling Pool685 m
Food hygiene (5-star)73% of 26

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

52

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score16/100
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

21/100

Velocity score

Future outlook

44.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,200m
Crossrail 2 route13,791m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,347 nationally

1,774

Est. population

8,222/km²

61%

Employed

34%

Degree educated

£40,000

Median income

5.6%

Claimant rate

SuburbanHigh densityMixed

51

Community stability

Age profile

27%
20%
20%
19%
14%
Under 1827%
18–3420%
35–4920%
50–6419%
65+14%

Tenure

29%
36%
21%
Own outright29%
Own (mortgage)36%
Private rent21%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

44%
16%
20%
White British44%
White Other8%
Asian16%
Black20%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household30%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent21%
Social rent13%

vs. London

Income vs London-4.8%
Price vs London-29.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
100%
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)

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
95, 95, Faxton Road, SE181 homes
completed
112, 112, Timbercroft Lane, Plumstead, SE18 2SG1 homes
completed
16, 16, Kirkham Street, Plumstead, SE18 2JU1 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£367,500)

£5,875

Standard buyer

£0

First-time buyer

Save £5,875

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for SE18 2SH

Full postcodeSE18 2SH
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.476285
Longitude0.088364
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