Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.48150, 0.07663

SE18 2SS— Plumstead Common, Greenwich

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

The family fortress

 

Schools 80%Safety 72/100Transport 36/100

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
54
Safety
72
Schools
71
Transport
36
Environment
74
Investment
54

The bottom line

SE18 2SS 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 2SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for SE18 2SS

🛡️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 2SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

71

Education score

Good for families
★ Top school within 1km
★★

Primary

St Margaret's Church of England Primary School

Good · Inspected Jul 2023 · 3 min walk

KS2: 102.2

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 7 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

Pound Park Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

80.0 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 289.2%

+4% vs borough

Crime by type

Other38%
Violence & sexual offences24%
Vehicle crime14%
Anti-social behaviour13%
Drug offences7%
Theft2%
Robbery2%
Burglary1%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 1.2km

Crime is +23% above London average

Property

Prices, sales volume and market trends

Avg floor area63.5 m²

EPC breakdown

C
2%
D
6%

Based on 8 properties · Confidence: low

Street mix

Flat 100%

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£158,750
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)
Roof(another dwelling above)
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

1999–2020 · CAGR

+7.7%

Total change

+375%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.0%

per year

Acceleration

+6.76

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£60k£60k+0%1
Post-dot-com plateau2001–2004£65k£114k+75.4%1.2
Pre-crash peak2005–2007£139k£161k+16.2%1
GFC & correction2012–2012£150k£150k+0%1
Help-to-Buy recovery2013–2015£155k£205k+32.3%1
Pandemic surge2020–2020£285k£285k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
12.9 min walk
Woolwich Arsenal

Nearby stations

Woolwich ArsenalNational Rail
13 min walk
Woolwich Arsenal DLR StationDLR
14 min walk
King George V DLR StationDLR
31 min walk
Gallions Reach DLR StationDLR
38 min walk
London City Airport DLR StationDLR
39 min walk
No bus stops within 400m

28

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge45 min ↑
Victoria58 min ↑
Waterloo53 min ↑
Canary Wharf ★32 min
City48 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

5

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)40
Nearest car park495m
Santander docks (800m)0
Nearest cycle dock5.4 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: 10.9 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

THE PRACTICE ALBERT ROAD

KENNARD STREET HEALTH CENTRE, 76 ALBERT ROAD, E16 2DY

35 min walk

42%

Recommend GP

42%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.8 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

93

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketM&S Foodhall · 1.2 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

573m

Post office

Nearby shops

PJ Off Licence885 m
BBN Mini Mart886 m
Sainsbury's Local1.1 km

Nearby cafes

Queen’s Diner483 m
The Plumstead Pantry491 m
Corner Cafe554 m
The Slade Cafe775 m

Nearby restaurants

Wood Pizza Time184 m
Spice Island332 m
Rewa Sushi & Momo562 m
All Tribe1.1 km

Nearby pubs

The Plum Tree Beer Shop159 m
The Star Inn182 m
The Ship253 m
Fox & Hounds478 m

Nearby gyms

PureGym1.1 km
Food hygiene (5-star)62% of 66

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

54

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition618

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+14.3%

Rent growth (1yr)

Market liquidity

Future outlook

15

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,533m
Crossrail 2 route12,790m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,846 nationally

1,799

Est. population

13,924/km²

63%

Employed

40%

Degree educated

£39,200

Median income

9.1%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

26%
23%
24%
18%
Under 1826%
18–3423%
35–4924%
50–6418%
65+10%

Tenure

16%
26%
31%
27%
Own outright16%
Own (mortgage)26%
Private rent31%
Social rent27%
Shared ownership0%
Rent free0%

Ethnicity

32%
15%
20%
24%
White British32%
White Other15%
Asian20%
Black24%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine26%
No car household45%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Private rent31%
Social rent27%

vs. London

Income vs London-6.7%

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)
56
Largest scheme
82 homes · The College Quarter ph 2&3 (Woolwich Poly Upper school), The College Quarter ph 2&3 (Woolwich Poly Upper school), Bloomfield Road, Sandy Hill Road, Woolwich, SE18 7JJ
Pipeline pressure
NONE

Named schemes (500m)

91, 91, PLUMSTEAD COMMON ROAD, SE1829 homes
completed
196-212, 196-212, Plumstead Common Road, SE187 homes
completed
15, 15, Vicarage Park, Plumstead, SE18 7SX4 homes
completed
84B, 84B, Plumstead Common Road, Plumstead, SE18 3RE3 homes
completed
7, 7, Vicarage Park, Plumstead, SE18 7SX3 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 2SS

Full postcodeSE18 2SS
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.481502
Longitude0.076634
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