Plumstead Common · Greenwich · Erith and Thamesmead constituency · 51.47750, 0.07745

SE18 2TE— Plumstead Common, Greenwich

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

The family fortress

 

Schools 80%Safety 77/100Transport 24/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
77
Schools
64
Transport
24
Environment
86
Investment
36

The bottom line

SE18 2TE offers exceptional schools (80% Good/Outstanding), low crime and a green environment — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SE18 2TE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for SE18 2TE

🛡️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 2TE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
—

Primary

Plumcroft Primary School

Not yet inspected · 3 min walk

KS2: 105.8

★

Secondary

Plumstead Manor School

Requires Improvement · Inspected Jun 2023 · 10 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 · 33 min walk

7 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 · 1.5km

Crime is 22% 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£9,423/m²
Price per ft²£875/ft²
Avg floor area58.5 m²

EPC breakdown

C
10%
D
16%
E
1%
F
2%
G
1%

Based on 30 properties · Confidence: high

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield861 kWh/kWp/yr
Rebuild cost estimate£146,250
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

2004–2024 · CAGR

+6.5%

Total change

+254%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-38.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£157k£157k+0%1
Pre-crash peak2005–2005£222k£222k+0%1
Help-to-Buy recovery2015–2015£358k£358k+0%2
Rate-rise correction2022–2022£520k£520k+0%1
Current market2024–2024£555k£555k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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
18 min walk
Plumstead

Nearby stations

PlumsteadNational Rail
18 min walk
Woolwich Arsenal DLR StationDLR
19 min walk
King George V DLR StationDLR
36 min walk
Abbey WoodElizabeth line
42 min walk
London City Airport DLR StationDLR
44 min walk
No bus stops within 400m

10

Walkability score

53

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)

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 park338m
Santander docks (800m)0
Nearest cycle dock5.5 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 AONB89% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Oxleas Woodlands SSSI — 1.6 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

30 min walk

73%

Recommend GP

73%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMemorial Hospital · 1.5 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 12.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketM&S Foodhall · 1.6 km
9 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

681m

Post office

Nearby cafes

The Plumstead Pantry650 m
Queen’s Diner677 m
The Slade Cafe729 m
Belly Busters753 m

Nearby restaurants

Wood Pizza Time407 m
Spice Island415 m
Halfway house711 m
The Charcoal Grill730 m

Nearby pubs

The Plum Tree Beer Shop382 m
The Star Inn387 m
The Ship444 m
The Lord Herbert629 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

36

Investment score

Weak

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
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

4/100

Velocity score

Future outlook

40.3

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route6,480m
Crossrail 2 route13,093m

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)
4
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)
16
Largest scheme
95 homes · FORMER MOD SITE, 96, FORMER MOD SITE, 96, GARLAND ROAD, SE18
Pipeline pressure
NONE

Named schemes (500m)

76, 76, Ennis Road, Plumstead, SE18 2QT2 homes
completed
90 ENNIS ROAD, PLUMSTEAD, SE18 2QT, 902 homes
completed
LAND ADJACENT TO PALMERSTON CRESCENT, PLUMSTEAD2 homes
completed
85, 85, Plum Lane, Plumstead Common, SE18 3AE2 homes
completed
172, 172, Plumstead Common Road, Plumstead, SE18 2UL2 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 2TE

Full postcodeSE18 2TE
Postcode districtSE18
BoroughLondon Borough of Greenwich
WardPlumstead Common
Latitude51.477495
Longitude0.077446
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